Dunwoody’s real estate engine runs on tech money from Perimeter Center and medical jobs along the GA-400 corridor. The median sale price of $500,000 sits roughly midway between Fulton County’s $650 k and Gwinnett’s $425 k, giving buyers big-city access without Fulton-sized payments. Inventory is hovering at 2.1 months—still a seller’s market, but up from 1.3 months last spring. Homes priced under $450 k in the Georgetown and Winters Chapel corridors receive multiple offers within 48 hours, while luxury inventory above $750 k in Brook Run enjoys longer days-on-market and negotiable list-to-sale ratios. New construction is limited—only 47 single-family permits issued in 2023—so most buyers target 1970s brick ranches that renovate beautifully and gain instant equity. NMHL’s local appraiser roster keeps a running database of 400 recent comps so we can warn you if a cute cul-de-sac listing in Chestnut Elementary is already priced 10 % ahead of neighborhood trend.

• Under $400 k: Look at the Georgetown and Amberwood townhome clusters near Chamblee border. HOA fees run $230–$280, but you’re inside Dunwoody city limits and Vanderlyn Elementary.
• $400–$550 k: The streets radiating off Tilly Mill—Meadowlark, Hickory Ridge, and North Peachtree—offer 1970s split-levels on quarter-acre lots. Easy commutes to Perimeter Mall and Marta.
• $550–$750 k: Dunwoody Club Forest and the Fairings at Brook Run feature larger 1980s colonials with screened porches overlooking the golf course or elementary playgrounds.
• Above $750 k: The estates on Club Drive and those backing to Brook Run Park routinely exceed $1 M and carry HOA-free privacy but still walkable to Dunwoody Village restaurants.

Property taxes inside Dunwoody city limits average 0.92 % of assessed value; DeKalb County reassesses every year, so budget for small annual bumps. NMHL escrows taxes monthly so December’s $3,800 bill never sneaks up on you.

Georgia Dream is the state’s flagship program, and Dunwoody buyers can still qualify on a $500 k purchase if household income stays under $92,900 for a family of three. The standard $10 K forgivable second mortgage jumps to $15 K if you’re a nurse, educator, active military, or first responder—categories that fit half our Dunwoody clients. Combine Georgia Dream with NMHL’s 3.5 % down FHA and seller-paid 3 % closing-cost credit, and your total cash-to-close on a $400 k townhouse can drop to $6,500. DeKalb County’s First-Time Homebuyer Program layers another $10 K silent second at 0 % interest; repayment is forgiven after five years of owner-occupancy. NMHL pairs these grants with our Closing Cost Cruncher spreadsheet so you know every dollar before you write an offer.

Credit shy? NMHL’s Credit Lift Pathway enrolls you with a local Dunwoody credit union for a secured card that reports to all three bureaus. Past clients have gained 42 points in 90 days—enough to move from 580 to 622 and qualify for a better Georgia Dream rate.

Because DeKalb County’s VA limit is $1,089,300, a Dunwoody veteran can buy a $900 k home with $0 down and no monthly PMI—something a conventional jumbo buyer would need 20 % ($180 k) to match. NMHL’s VA niche team includes four former JAG officers who understand how to calculate residual income when a Dunwoody spouse has a 740 credit score but the active-duty member carries a 650. We close VA IRRRL refinances in 10 days, cutting 0.75–1 % off existing rates and freeing cash for kitchen remodels that boost Dunwoody resale values by $3 for every $1 invested.

FHA buyers aren’t left out: the high-cost limit here is $649,750, so a 3.5 % down payment on a $600 k colonial in Chestnut Elementary is only $21,000. NMHL’s FHA 203(k) renovation loan rolls purchase and updates into one closing; last quarter we helped a Dunwoody buyer snag a $470 k fixer and fund $80 k of renovations, ending up with $120 k instant equity post-rehab.

Between the fintech startups along Perimeter Center and the film-production freelancers at Atlanta Studios, Dunwoody hosts thousands of 1099 professionals who can’t show taxable income on paper. NMHL’s 12- or 24-month bank-statement program uses gross deposits to calculate qualifying income, often inflating usable income 30–40 % versus Schedule C. You’ll need a 660 FICO and 10 % down, but we can close in 25 days and beat conventional jumbo pricing by 0.125 % when DTI stays under 43 %. Asset-depletion options also work: if you have $600 k in retirement accounts, we can count $3,333 monthly income at 6.67 % depletion over 180 months—handy for consultants who keep earnings inside their S-corp.

Keep business funds separate: Dunwoody’s local underwriters will exclude transfers tagged “loan repayment” or “owner draw—tax.” NMHL coaches clients to funnel consistent monthly draws into personal checking for 60 days before application.

DeKalb County assesses at 40 % of fair market value, so a $500 k Dunwoody home has an assessed value of $200 k. Multiply by the combined millage rate (city + county + schools) of 45.3 mills, and you owe roughly $9,060 annually—about 0.92 % of market value. Apply for the Standard Homestead Exemption by April 1 and knock $10 k off assessed value, saving about $450 a year. If you’re 62 or older, DeKalb’s senior exemption freezes the assessed value at purchase level, capping future tax hikes. Disabled veterans in Dunwoody can eliminate up to $85 k of assessed value, cutting taxes by roughly $3,800 annually. NMHL imports the county’s tax API into your loan estimate so you’ll see exact monthly escrow before you commit.

Buying new construction off Jett Ferry? Budget an extra 1.5 % for the bond millage that funds Dunwoody parks; it phases out after 20 years but can add $600–$800 to annual tax bills.

Whether you’re renting above the Whole Foods at Perimeter Place or commuting from Alpharetta and tired of GA-400 traffic, Dunwoody offers a rare combo of top-tier schools, Marta access, and neighborhood charm. NMHL’s Dunwoody branch is located inside the One Perimeter Center building—walk-ins welcome for coffee and a 15-minute credit review. Upload your documents tonight, and tomorrow you could be house-hunting with a pre-approval letter that sellers recognize. From bad-credit FHA to jumbo bank-statement loans, we close on time and communicate daily so you can focus on picking the perfect ranch in Chestnut Elementary or the view lot backing to Brook Run. Click to start your NMHL pre-approval or call (770) 555-HOME to speak with a Dunwoody loan officer who knows the difference between Tilly Mill and North Shallowford—and can get you the keys to either one.