North Atlanta mortgages: Sandy Springs, Dunwoody, Brookhaven and Buckhead

Which county is my North Atlanta home in, and where do I file homestead?

In Fulton County, the Board of Assessors takes homestead applications online or at its offices. It applies the most helpful exemption you qualify for. In DeKalb County, the Tax Commissioner's Office handles them. DeKalb's page says the exemption isn't automatic, and your mortgage company or closing attorney can't file it for you.

DeKalb also says Brookhaven and Dunwoody city exemptions are granted along with the county ones, so one filing covers both. Brookhaven's listing includes a city assessment freeze where it applies. Neighborhood names don't always follow city or county lines, so I check every address.

Why does a condo building need approval?

Because the lender reviews the building as well as you. For conventional loans, Fannie Mae's project rules look at the HOA's budget and savings, insurance, any lawsuits, and whether one owner holds too many units. FHA and VA have their own condo approval steps.

Tips for North Atlanta condo buyers:

• Tell me the building name early so I can check its status before you're under contract.
• Ask about special assessments (extra charges from the HOA). They count in your housing payment along with regular dues.
• Townhome or condo? It depends on the legal documents, not how the building looks.

Will I need a jumbo loan in North Atlanta?

Maybe, depending on price. Some North Atlanta homes need a loan above the conforming limit (the top loan size Fannie Mae and Freddie Mac buy). Jumbo loans usually look harder at savings, credit and paperwork. If your income is complex, like owning a business or living off large savings, bank statement or asset depletion loans may be worth comparing.

What this means for your mortgage

1. Confirm city and county so you file homestead with the right office.
2. Buying a condo? Send me the building name first.
3. Include dues and assessments in your budget with the affordability calculator.
4. Weighing renting vs. buying? Try the rent vs. buy calculator. For investment condos, see DSCR loans.

Common fits also include conventional and FHA loans. Statewide basics are on my North Georgia and Metro Atlanta guide.

North Atlanta mortgage questions

Programs that come up here

• Jumbo Loans
• Conventional Loans
• FHA Loans
• Bank Statement Loans
• Asset Depletion & Alternative Documentation
• DSCR Loans

Nearby communities

• RoswellRoswell's Historic District has its own design review, and the city takes its own homestead applications through June 1.
• Johns CreekJohns Creek is mostly HOA neighborhoods, and HOA dues count toward what you qualify for, just like taxes and insurance.
• MariettaMarietta sends its own city tax bill due October 31, has a local historic district, and is home to Dobbins Air Reserve Base.
• AlpharettaMy home office. Alpharetta sends its own city tax bill and has its own homestead exemptions, and both affect your monthly payment.