Investors, meanwhile, are circling. Older homes, many with unique architectural features, present ripe opportunities. But renovations don’t always align with historic covenants. And in some cases, investors violate them outright.
The market for investment properties and second homes in Collier Heights presents a more complex picture. Investment activity in Collier Heights is more opportunistic, tied to the age and potential of specific properties rather than broad socioeconomic trends.
Older properties, particularly those with potential for renovation or redevelopment, are attracting investors looking to capitalize on the area’s historical charm and proximity to Atlanta’s urban core. This dynamic suggests that investment decisions are being driven by localized opportunities rather than broad, predictable market forces.
Residents are also frustrated by unequal enforcement of historic rules. “There are houses that really need remodeling, but some of us are told we can’t even add a porch, while new people don’t follow any rules,” one person said. Another shared their experience: “I painted my house and got a citation. They said there were signs, but no one would ever see them.”
Real estate agents have no incentive to tell homebuyers about historic covenants, so they usually don’t, Mitchell says. People are surprised to find out about the regulations after they buy a house and often try to skirt the rules.
“It also comes back to a component of respect,” he adds. “People look at neighborhoods…[to see] ‘Where can I get the greatest return with the smallest investment?’”
The rules themselves are strict. Brick homes can’t be painted. Original or historic chimneys and railings must remain. Even storm doors and awnings must conform to original mid-century designs. And yet, some investors flout these regulations, leaving new owners responsible for costly reversals.
“I’ve seen buyers forced to undo changes just to meet code,” a longtime homeowner said. “It’s not fair.”
These burdens fall hardest on the very people the historic designation aimed to protect. Maintaining an older home, especially one under preservation mandates, can be prohibitively expensive.
Yet there’s no city-funded assistance dedicated specifically for legacy homeowners in Collier Heights, such as exists in historic neighborhoods adjacent to the Beltline. No cushion against increasing taxes or renovation costs.
