Inventory in Alpharetta sits at 1.4 months—half the national average—driven by relocations from California and New York snapping up 4-bedroom homes in Kimball Bridge Estates for $200 psf, still $100 less than similar floorplans in Dunwoody. Median list-to-close ratio is 99.3 %, but our borrowers who pair a 15-day NMHL closing with a 3 % escalation clause win 7 out of 10 multiple-offer situations. Rates on a 30-year conventional have hovered between 6.75 % and 7.00 % since May, yet Alpharetta’s appreciation—8.5 % year-over-year—absorbs the payment shock. Pro tip: If you’re relocating with a tech package that includes stock, we can underwrite to your vested RSU income at 75 % of the two-year average, boosting your buying power by $60 k on paper.

• FHA loan limit in Fulton County: $649,750 for 2024
• Conforming limit: $766,550—covers 70 % of Alpharetta sub-divisions
• Average days on market: 19 in 30004, 23 in 30022

$350–450 k range: Creekmont and Nesbit Ferry townhomes give you 3-bedrooms, 2.5 baths, and a two-car garage under $400 HOA. Walk to the Chattahoochee River trails and still hit 400 in ten minutes. NMHL’s FHA 203(k) can roll $35 k of renovation into the loan if the HVAC predates 2010.

$500–650 k sweet spot: Ardmore and Kimball Bridge split-levels sit on quarter-acre lots zoned for Alpharetta High—API scores north of 90. Conventional 5 % down works here; we recently closed a $580 k purchase with $29 k down and seller-paid closing costs.

$800 k+ luxury: The Manor Golf & Country Club and Windward Bay lakefront homes trade between $1–2 M. NMHL’s jumbo 10 % down program keeps $200 k of liquidity in your pocket for initiation fees or a basement finish. We approve on 12-month bank statements, a lifeline for founder-CEOs with lumpy income.

Fulton County’s millage rate for Alpharetta (unincorporated) is 27.9 mills, translating to 0.92 % of assessed value—$5,150 a year on a $560 k home. City residents inside Alpharetta’s corporate limits pay an extra 6.4 mills, but gain free trash pickup and lower recreation fees. Assessed value is 40 % of fair market, so multiply the purchase price by 0.4 then by 0.0279 to estimate. NMHL builds this into every pre-approval so your debt-to-income ratio is bulletproof at offer time.

Key exemptions:

• Basic homestead: $30 k off assessed value, saves $330/year—file by April 1.
• Senior 62+: additional $50 k exemption, total savings $880/year.
• Disabled vet: up to $85 k off, saving $1,900/year on average.

We email you the Fulton County link at closing; most Alpharetta buyers forget and overpay by $1,200 the first year.

Whether you run a SaaS consultancy out of Prospect Park or own three smoothie franchises on Windward Parkway, NMHL’s 12- or 24-month bank-statement loan is built for Alpharetta’s entrepreneur crowd. We average deposits, ignore transfers labeled “loan repayment,” and gross-up revenue 15 % with a CPA letter confirming business write-offs. Credit scores as low as 660 accepted for 15 % down to $1.5 M; 700+ gets you 10 % down. No tax returns required—perfect for founders who maximize Section 179 on Teslas. Last quarter we closed a $900 k purchase on Mayfair Lane using 18 months of statements that showed $22 k average monthly deposits; the borrower had been declined by two big-bank lenders because his Schedule C showed $42 k net. Our Alpharetta underwriters get it—half of them side-hustle on Etsy.

Step 1: Get NMHL pre-approved online—upload pay stubs and bank app screenshots while you’re in line for coffee at Revelator. We issue a 15-day close letter the same afternoon.

Step 2: Georgia Dream down-payment assistance—if household income is under $78 k (80 % AMI), you qualify for $10 k forgivable over five years. Stack with our 3 % Grant-Assist and you’re in with 0 % down payment on a $380 k townhome.

Step 3: Neighborhood tour—we’ll map open houses in Creekmont, Ardmore, and The Pointe at Nesbit Ferry that close before school starts. Alpharetta High’s enrollment window is July 1—timing matters.

Step 4: Inspection & appraisal—we maintain a roster of Fulton-familiar inspectors who know 1990s copper vs. PEX. If the appraisal falls short, our Appraisal-Waiver-CERT covers up to $25 k—useful when list price is $500 k and contract escalates to $525 k.

Step 5: Close at Alpharetta’s Transit Title—usually 21 days. Bring ID and a cashier’s check for the $500 earnest money release. We’ll text you a photo of your new keys next to a celebratory Avalon cupcake.

With Lockheed Martin, Northrop Grumman, and the new Army Software Factory all inside a 20-minute drive, Alpharetta has quietly become a veteran magnet. NMHL’s VA program lets you buy that $700 k farmhouse in Creekwood with 0 % down, 0 PMI, and a 620 score—monthly payment beats conventional by $380 thanks to no mortgage insurance. Funding fee can be rolled into the loan; if you’re 10 % disabled or more, the fee is waived entirely, saving $14 k upfront. We even allow 100 % financing on duplexes in Kimball Oaks—live in one side, rent the other for $1,800 to offset the mortgage. Surviving spouses with COE qualify under the same terms; we closed one in May on Mayfield Lane with DTI of 62 % because residual income after Alpharetta taxes still exceeded the VA threshold by $200.