AVOID Moving to Duluth, GA Unless You Can Handle These 10 Things!
Three years ago, I shot a video on the top five pros and cons of living in Duluth, Georgia. But Duluth has changed quite a bit in the past two years. Do those old pros and cons still hold up? Stick around to find out. Plus, I reveal an additional bonus that never made it into my original video.
Hey everyone,
It’s me, your favorite real estate expert, Tim Trevathan, with Tim Trevathan Homes. As you know, I specialize in helping buyers find their ideal home in the metro Atlanta area. If this is your first time on my channel and you’re looking for a reliable guide to steer you through home ownership and the Atlanta real estate market, subscribe to this channel. I cover everything you want to know, from buying to selling homes and everything in between. That includes home care pointers, the benefits of buying a home in the winter, and many more tips you won’t hear elsewhere.
So let’s get into it. Is Duluth still a viable pick for homeowners relocating to the metro Atlanta area? Do recent changes have the power to sway you one way or the other? Let’s find out.
So, for starters, in my last video, I talked about Duluth having a vibrant Koreatown. It is sometimes referred to as the Seoul of the South. Circling back to this a few years later, it still rings true. This can be a pro or a con, depending on how much K-pop you can handle. I’m kidding! Seriously though, being half Korean myself and having grown up in Duluth, I always enjoyed being a part of both worlds and having them in one city, and you might want that as well. This makes it an ideal location for anyone, especially for Korean ex-pats looking to relocate to the United States, mixed families that want to uphold their cultures, and anyone who appreciates diversity in their city or multicultural influences.
Now, moving on to downtown Duluth. Is it still all that it’s cracked up to be?
Since my last video, downtown Duluth has seen an increase in new restaurant openings and the arrival of new co-working spaces. So, how does this translate to added benefits? Since the pandemic, many people have had to switch from working in an office to working from home. And even with the pandemic over, some of these jobs have permanently turned into remote positions. For most introverts, that sounds like great news, but extroverts may still prefer to work outside of the home, and that’s where these co-working spaces really shine.
There are a few co-working spaces in Duluth, but two have recently opened up in the heart of downtown. They’re called Thrive and COhatch, and they’re the perfect location for anyone wanting to work in a vibrant setting, network with other professionals, stroll to a nearby restaurant for lunch, or catch fresh air before returning to the grind.
This ties into the next best thing about Downtown Duluth: the dining experience. There are a few more gems to add to the long list of diverse cuisines mentioned in my previous video, and these top picks attract the attention of local foodies and social media influencers.
For one, LR Burger is now in Downtown Duluth. This burger spot is ideal for the whole family, serving burgers, hotdogs, and salads. Their rooftop provides excellent shade and overlooks the festival center and play spaces for kids. Social media influencers are known to make their way to LR Burger to test their spice tolerance with the Patrick Swayze burger, which they flavored with ghost peppers.[1] It’s no joke. If you think you’re tough, I dare you to try that burger. Tell me about your experience in the comments.
Downtown Duluth is also home to the award-winning Maple Street Biscuit Company, known for its decadent biscuit sandwiches. Fun fact: there are only 5 locations in the entire state of Georgia, and one of them is right here in Duluth.
Another rare gem is Taiwan’s No. 1 Boba teashop, Xing Fu Tang. This award-winning, hand-crafted boba tea shop has 6 locations in the United States but only one location in the entire southeast region, and you guessed it―it’s right here in Duluth. While many people are willing to drive a good distance to get their hands on this tea, Duluth residents can easily waltz in and out of the cafe to enjoy some of the finest boba tea in the region.
When it comes to putting on events, the city continues to deliver. From live bands to cornhole tournaments, there’s usually a reason to get out and have fun in Duluth. Every season is covered. There’s the Duluth Fall Festival, and Duluth on Tap, a craft beer festival celebrating local breweries. There’s the Festival of Trees, the Sprint Arts Festival, Duluth Derby Day, and so much more. Each of these events features live music, food, and fun for the family.
So, overall, it’s good to know that the city continues to create opportunities for its residents to connect, network, have fun, and make unforgettable memories. And when it comes to the actual residents, the city has a healthy cross-section of people from all walks of life and ethnic backgrounds. The last census data shows that Duluth’s population is 36% White, 23% Black, 23% Asian, and roughly 18% Hispanic.
However, despite being a diverse community that offers great options for fun, work, and life, Duluth isn’t all sunshine and rainbows.
In my last video, I talked about the increase in new residents due to apartment buildings going up, and that’s still the case. The population density has increased by at least 2% in the past two years, and as you know, with new residents comes more traffic. If you work in downtown Atlanta, you could run into a second bottleneck as you make your way back home to Duluth.
The rise in apartment buildings and leasing options has also shifted the city’s demographic to include more singles, empty-nesters, and active adults. This means that young families looking to put down roots in Duluth will most likely have to shop from a limited inventory of new construction homes or take a look at the older homes that are put on the market by empty-nesters who want to downsize their lifestyle.
This ties into a trend I mentioned in my last video which persists to this day: the increase in home prices. They’ve gone up significantly in the past couple of years, and homes are now going for prices in the high 400s to low 500s. Going back to what I said earlier, your families are going to find mostly older homes in the Duluth market. If you like the charm of an older home, that’s great, but if you’re looking for new construction in Duluth, I’ve gotta keep it real with you; your choices will be far more limited than in neighboring cities.[2] So, on that note, you’ll want to really consider if this is the right market for you.
You may also want to opt out of Duluth if public transportation is a must. While Gwinnett public transportation exists, it doesn’t match MARTA’s rotation of buses and trains, which already has a reputation for being lackluster. If you commute often, then odds are you’ll find it challenging to rely solely on public transportation options if you move to Duluth. If you are someone who commutes to work, I’ll have to tell you the cops out here are still pretty strict. That part hasn’t changed since my last video, and I’ve learned my lesson, too: I’ve not rolled through a stop sign since my last ticket.
But these dark clouds have a silver lining. With all these cons, why are some families still choosing to move to Duluth?
I’ll tell you…
- For all the complaints about how strict the police are in Duluth, there are even greater benefits. Duluth is a relatively safe city, with little to no violent crime. This makes it a great pick for families in particular.
- Duluth still has some of the best schools in the state. The city has 11 elementary, five middle, and three high schools. Northview High is a stand-out school in Georgia’s top 10, with a 97.2% graduation rate and exceptional test scores. River Trail Middle also shines, positioning itself among the state’s top 10 middle schools with standout scores in English and Math. On the elementary front, Wilson Creek and Findley Oaks are noteworthy, each placing in Georgia’s top 30, decorated with 5-star ratings and high academic marks
- This next one is a biggie. Right now, the housing market is cooling down, and we’re seeing deep price cuts on home listings. I can’t say how long this trend will last, but the current price cuts are making more homes accessible to buyers who were originally priced out of Duluth. It also means that when the market heats up again, buyers who took advantage of those price cuts could see a rapid rise in their home equity.
- Duluth is close to major entertainment venues like the Gas South Arena and the Convention Center. If you’re someone who likes to attend concerts or other big events, Duluth puts you at a comfortable distance from both locations. Enjoy a short drive there and a short drive back to your cozy home after a great show.
- There’s also a strong sense of community. As I mentioned before, I grew up in Duluth, and I actually moved back after having been abroad and lived in other cities here in Georgia. I can tell you first-hand that Duluth fosters a strong sense of community. Neighbors often know each other by name, and there’s a genuine feeling of belonging.
- It’s still a great spot for outdoor enthusiasts. Nature lovers will find Duluth to be a haven. The city offers an abundance of parks, green spaces, and trails, perfect for hiking, biking, and picnics. The Chattahoochee River National Recreation Area is just a short drive away, providing opportunities for kayaking, fishing, and other water sports. Dog lovers enjoy Chattapoochee Dog Park just off Rogers Bridge Road. You heard that right, ChattaPOOCHee. There’s also Scott Hudgens Park, which is the ideal spot for the more athletic Duluth residence. That park has a lot to offer, from soccer fields to jogging trails.
- And now for the bonus benefit that never made it into my original video. If you’re from up north and worried you may have to give up your winter sports moving to the south, I can tell you that Duluth is home to Atlanta Ice Forum. Whether you’re into figure skating or ice hockey or want to skate for pleasure and get hot cocoa later on, you’ve got it. The skating rink features regulation NHL-size surfaces and plenty of programs for adults and kids.
And there you have it—an updated look at the top five pros and cons of living in Duluth, Georgia. As you can see, the city continues to grow and evolve, offering prospective homeowners a blend of opportunities and challenges.
If you found this video helpful, please give it a thumbs up and share it with anyone who might be considering a move to Duluth. For more real estate tips, market updates, and community spotlights, follow me on my social media channels—links are in the description.
And if you’re ready to explore homes in Duluth or anywhere else in the metro Atlanta area, don’t hesitate to reach out. I’m here to help you find your ideal home.
Thanks so much for watching. Tim Trevathan, out!
