Johns Creek recorded a 9% price appreciation over the past 12 months, second only to Milton in north Fulton. Median days-on-market fell to 11, down from 19 in 2023, as tech workers from the new Microsoft campus at Avalon relocated for the top-performing schools. Inventory under $500K is effectively zero—only 22 active listings in April—while the $750K+ luxury tier carries 2.8 months of supply, giving buyers room to negotiate inspection repairs. Interest rates hovering 6.75–7.00% have trimmed qualification amounts by roughly 11%, but the surge of dual-income households (median household income now $133K) keeps demand resilient. New construction is limited to infill lots; Pulta just released 34 homes in the gated enclave of Reserve at Johns Creek starting at $899K, all pre-sold before model completion. Cash offers represent 28% of transactions, yet NMHL’s 21-day Close-On-Time guarantee has helped clients beat cash five times in the last quarter.

• Medlock Bridge: 1980s ramblers on quarter-acre lots, $510–550K. Walk to Sweet Apple Elementary (10/10 GreatSchools). NMHL closed a 3% down HomeReady deal here in 18 days.
• The Corners: Townhomes with fenced courtyards, HOA $185/month, $465–485K. Perfect for self-employed borrowers who bank at Chase on State Bridge—use 12-month bank statements.
• Newtown at Johns Creek: 1990s two-stories, $525–575K. Quick hop to Emory Johns Creek Hospital, favorite among nurses who qualify for Georgia Dream Heroes extra $5K.
• Abbotts Village: Swim-tennis community, $550–620K. Top-of-budget for FHA 3.5% down; seller paid 3% closing costs in last four deals.
• St. Ives Country Club: Golf-course living, $700–900K. VA jumbo to $4M; NMHL funded $865K zero-down for a Major relocating from Dobbins.

Georgia Dream rings in 2024 with a higher income cap—$110K for Fulton County—opening doors for dual-tech households who were previously priced out. The standard $10,000 2nd-mortgage is forgiven monthly over five years, and the interest rate is 1% above the 1st, currently 8.25%. If you’re buying a $400K condo at Atlanta Athletic Club, combine the $10K with up to 6% seller concessions and your cash-to-close can drop to $4,200. NMHL’s Gap-Grant layers an extra $2,500 for buyers with 640-plus scores, bridging appraisal-gap anxiety common in multiple-offer scenarios. Fulton County Development Authority offers a Mortgage Credit Certificate (MCC) worth up to $2,000 annual federal tax credit—perfect for young families planning to stay in the Johns Creek High School cluster.

If Wells Fargo said no, welcome home. NMHL’s Fresh-Start FHA closes with 580 credit and 3.5% down—last week we approved a buyer who short-sold a condo in 2019 and now earns $110K at State Farm in Technology Park. Self-employed physicians along Abbotts Bridge Road routinely skip taxable income headaches with our 24-month Bank-Statement Conventional at 90% LTV up to $1.2M. Veterans with 550 scores use our VA-Flex manual underwrite; we closed a $700K river-view house on Parsons Point at 5.75% last month. If you’re rebuilding, ask about our Credit-Xpress simulator—clients add 42 points on average in 60 days by paying down revolving util under 30%, letting them refinance into a lower MI bracket.

Fulton County’s millage rate for Johns Creek (unincorporated) is 27.838 mills; add 4.731 mills for garbage & fire, and your effective rate lands near 0.92%. On a $580K assessed home, expect $5,350 annually—about $445 a month in escrow. The county mails assessments every January; you have 45 days to appeal. Comparable sales within Medlock Bridge, River Pines, or Johns Creek Country Club micro-markets carry the most weight before the Board. After closing, file for homestead exemption by April 1 to knock $2,000 off assessed value and cap future increases at 3% (inflationary). Veterans with 100% service-connected disability are completely exempt—save $5,350 yearly by filing form PT-32 at the Fulton Tax Commissioner’s office on Presidential Parkway.

Johns Creek High School zone commands a 6–8% premium over Northview or Chattahoochee clusters, according to Redfin’s 2023 study. Homes zoned for Abbotts Hill Elementary & Taylor Road Middle average $208 per square foot versus $194 outside the district. Tech families pay the premium for STEM programs that feed into Georgia Tech. Conversely, properties in the Shakerag area zoned for State Bridge Crossing Elementary grew 12% last year, outpacing the Fulton average, thanks to dual-language immersion. If schools are negotiable, consider Rivermont where homes sit 4% lower but still feed into Lambert High, overall a 10/10 district. NMHL’s purchase-appraisal desk automatically pulls school scores into valuation models so you understand the resale impact before you offer.