> > Time Capsule Homes: DeKalb homeowners’ $42,000 Question 🏠

Why Your Grandma’s House Might Need More Than Just a Fresh Coat of Paint

Let’s talk about something we all see but nobody wants to address: some of DeKalb County’s homes are showing their age. And we’re not talking about a few gray hairs – we’re talking about the kind of aging that makes modern homebuyers scroll past overpriced listings faster than their kids swipe through TikTok.

## The Time Machine Effect

Walking into many DeKalb County homes is like stepping into a time machine:

– Average age of homes in established neighborhoods: 45+ years

– Most common construction period for resales across the county: 1960-1975

– Percentage of homes without major updates: 62%

– Average renovation needed per home: $42,000

## The “Big Five” Issues in DeKalb’s Aging Homes

### 1. Electrical Systems: More Than Just Bad Vibes

– 70% of senior-owned homes still have original electrical systems

– Common issues:

  – Outdated 60-amp service (modern homes need 200-amp)

  – No GFCI outlets in kitchens/baths

  – Limited outlets per room

  – Average upgrade cost: $8,000-$12,000

### 2. Plumbing: The Hidden Money Drain

65% have original galvanized, interior and exterior water service pipes and many have original cast iron sanitary sewage pipes, and in some cases terra cotta pipes and other vintage varieties.

– Issues include:

  – Corroded pipes reducing water pressure

  – Lead solder concerns in pre-1986 homes

  – Aging sewer lines with root intrusion

  – Some homes still have polybutylene pipes from the late 20th century that are known for shattering and embrittlement

  – Average replacement cost: $12,000-$15,000

### 3. HVAC: The Comfort Crisis

– Average HVAC system age: 15+ years

– Energy efficiency ratings well below current standards

– Lack of zoned systems and limited whole house air service

– Replacement cost with modern system: $9,000-$14,000

### 4. Floor Plans: The Flow Problem

– Classic characteristics:

  – Formal living rooms (that harly anybody uses)

  – Closed, cramped, narrow or otherwise out of place kitchens

  – Small master bathrooms with dated fixtures

  – Limited closet space 

– Average cost to open up floor plan: $25,000-$45,000 minimum

### 5. Energy Efficiency: The Monthly Money Pit

– Single-pane windows in 55% of homes

– Insufficient insulation by modern standards

– Drafty doors and windows

– Average cost for energy updates: $15,000-$20,000

## The Neighborhood Breakdown

### Druid Hills/Emory Area

– Historic, pre-WWII homes (1920s-1940s)

– Preservation requirements

– High renovation costs due to historic guidelines

– Average renovation budget: $75,000+

### Decatur/North Decatur

– Mid-century ranches

– Good bones but dated systems

– Popular for full renovations

– Average renovation budget: $55,000

### Tucker/Northlake

– 1960s-1970s split-levels

– More affordable renovation costs

– Easier compliance with guidelines for permitting

– Average renovation budget: $45,000

## What Modern Buyers Want (And What They’re Not Finding)

### Must-Have Features Missing in Most Aging Homes:

1. Open concept living spaces

2. Primary suite with large bathroom

3. Home office space

4. Modern kitchen with island

5. Smart home capabilities

6. Energy efficient systems

7. Indoor-outdoor living spaces

## The Renovation Reality Check

### What $42,000 Actually Gets You:

– Basic systems updates OR

– Minor Kitchen renovation OR

– Minor Master suite addition OR

– Opening up main living areas, and if you have asbestos then that is it – you got an opening. And, some full, EPA compliant hoppers to haul away. A gutted house for $42,000.

### What It Won’t Cover:

– Whole house renovation

– Multiple system updates

– High-end finishes and appliances

– Structural changes

## The Market Impact

### Price Points to Watch:

– Unrenovated homes: 20-30% below market

– Partially updated: 10-15% below market

– Fully renovated: Premium pricing on premium streets

– Tear-down potential: Land value plus a conservative 20% unless an even higher premium is obvious and valid

## Solutions and Strategies

### For Senior Homeowners:

– Focus on essential updates first

– Consider pre-sale inspections

– Explore renovation loans

– Partner with a Realtor, like me for a joint venture that will meet your financial and lifestyle goals

### For Buyers:

– Factor in renovation costs versus value

– Look for “good bones”

– Consider FHA 203(k) loans and Fannie Mae Homestyle loans

– Budget for immediate vs. long-term updates – ask me about the Cost versus Value index and how to translate it.

## What’s Next? The Opportunity Zone

Despite these challenges, DeKalb’s aging housing stock presents opportunities:

– Investment potential in key neighborhoods

– Chance to customize homes to modern tastes

– Build equity through smart renovations

– Preserve neighborhood character while updating functionality

## The Bottom Line

DeKalb’s housing stock challenge isn’t just about aging homes – it’s about bridging the gap between yesterday’s construction and today’s expectations. In our next post, we’ll explore how this affects generational wealth and property values.

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*About the Author: Lee Taylor

Georgia Realtor since 1999

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