Tree-lined residential street in Buckhead with luxury homes

Buckhead Living Guide

Buckhead Cost of Living
What to Expect in Atlanta's Most Prestigious District

From housing prices and property taxes to daily expenses and school tuition, here is a straightforward look at what it actually costs to live in Buckhead in 2026.

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Overview

Luxury Living Without the Coastal Price Tag

Buckhead delivers a standard of living that competes directly with Manhattan's Upper East Side, Beverly Hills, and Georgetown DC -- but at a fraction of the cost. With tree-lined streets, world-class dining along Peachtree Road, top-tier private schools, and estates rivaling anything in the country, Buckhead offers genuine luxury without the financial penalty of living in a coastal gateway city.

Georgia's tax environment adds to the advantage. There is no state-level property tax -- only county and city millage rates apply. The state income tax sits at a flat 5.49%, significantly below California (13.3%), New York (10.9%), and New Jersey (10.75%). Combined with more moderate housing costs, your dollar stretches considerably further in Buckhead than in peer luxury markets.

Whether you are relocating from the Northeast, downsizing from a larger estate, or a young professional entering Buckhead's condo market, understanding the full cost picture helps you plan realistically. This guide covers every major expense category with current 2026 numbers.

Housing

$300K - $20M+

Condos to ultra-luxury estates

Property Taxes

~35-38 mills

On 40% assessed value

Utilities

$250 - $400/mo

Electric, water, gas, internet

Transportation

$95 - $800/mo

MARTA pass to car ownership

Education

Free - $35K/yr

Public to elite private

Healthcare

$400 - $1,200/mo

Piedmont & Northside hospitals

Housing

Housing Costs by Category

Buckhead's housing market spans an unusually wide range, from attainable condominiums to some of the most expensive residential properties in the Southeast. Where you land depends on neighborhood, property type, and your priorities. Here is what each tier looks like in 2026.

Entry-Level Condos: $300K - $600K

One- and two-bedroom condominiums in Buckhead Village and North Buckhead. High-rise buildings along Peachtree Road offer concierge services, pools, and fitness centers. HOA fees typically run $400 to $800 per month.

Mid-Range Homes: $600K - $1.5M

Renovated bungalows, townhomes, and smaller single-family homes in Garden Hills, Peachtree Hills, and Collier Hills. These neighborhoods offer walkability, community character, and strong appreciation. Expect 2,000 to 3,500 square feet with updated finishes.

Upper Luxury: $1.5M - $5M

Spacious family homes and newer construction in Chastain Park, Peachtree Battle, and Peachtree Heights. Properties in this range typically sit on half-acre to one-acre lots with 4,000 to 7,000 square feet, designer kitchens, and resort-style outdoor spaces.

Ultra-Luxury Estates: $5M - $20M+

Grand estates in Tuxedo Park, Paces, and Mount Paran. Multi-acre properties with guest houses, motor courts, pools, and tennis courts. These represent some of the finest residential properties in the American South, often featuring historic architecture and mature landscaping measured in decades.

Luxury Buckhead home with glass walls and infinity pool

Rental Costs in Buckhead

1-Bedroom Apartment$1,800 - $2,500/mo

2-Bedroom Apartment$2,500 - $4,000/mo

Luxury High-Rise$4,000 - $8,000+/mo

Single-Family Rental$4,500 - $12,000/mo

Rental rates vary by building, amenities, and lease terms. Luxury concierge buildings along Peachtree Road command the highest premiums.

Taxes

Property Taxes in Buckhead

Property taxes in Buckhead are levied by Fulton County and the City of Atlanta. Georgia does not impose a state-level property tax, which is a meaningful advantage compared to many states. Understanding how your tax bill is calculated helps avoid surprises and allows for accurate budgeting.

In Georgia, property is assessed at 40% of fair market value. The combined millage rate for most Buckhead properties falls between 35 and 38 mills, depending on whether you are within specific school districts or special tax districts. One mill equals $1 in tax per $1,000 of assessed value.

Homestead exemptions provide significant relief for primary residents. The standard homestead exemption reduces your assessed value, and additional exemptions are available for seniors, disabled veterans, and other qualifying categories. These exemptions can reduce your annual tax bill by $2,000 to $4,000 or more.

Home Value

$500K

Assessed (40%)$200,000

Annual Tax$7,000 - $7,600

Before homestead exemptions

Home Value

$1M

Assessed (40%)$400,000

Annual Tax$14,000 - $15,200

Before homestead exemptions

Home Value

$2M

Assessed (40%)$800,000

Annual Tax$28,000 - $30,400

Before homestead exemptions

Home Value

$5M

Assessed (40%)$2,000,000

Annual Tax$70,000 - $76,000

Before homestead exemptions

These estimates use a combined millage rate of 35 to 38 mills. Your actual rate may vary based on specific location within Buckhead and applicable exemptions. Primary residents should always apply for the homestead exemption to reduce their tax burden.

Daily Expenses

Utilities & Everyday Costs

Electricity & Gas

Georgia Power serves Buckhead with average monthly electric bills of $150 to $250 for a typical home. Summer months push higher due to air conditioning -- July and August bills can spike to $300 or more for larger homes. Natural gas through Atlanta Gas Light averages $30 to $80 per month, higher during winter heating season. Larger estates with multiple HVAC zones, pools, and guest houses can see combined energy bills of $400 to $800 monthly.

Water & Sewer

The City of Atlanta Department of Watershed Management handles water and sewer services. Average monthly bills run $60 to $100 for a typical household. Homes with extensive landscaping, irrigation systems, or pools will see higher usage, sometimes $150 to $250 per month during summer. Atlanta has invested heavily in infrastructure upgrades, which has modestly increased rates in recent years.

Internet & Communications

High-speed internet through AT&T Fiber or Xfinity runs $60 to $100 per month for residential plans. Most Buckhead addresses have access to gigabit fiber service. Bundled packages with streaming and phone service range from $100 to $180 per month.

Groceries & Dining

Buckhead offers grocery options across the spectrum. Whole Foods in Buckhead Village and multiple Publix locations serve as primary options, with monthly grocery costs averaging $600 to $1,000 for a household of two. Specialty markets like Star Provisions and Buckhead's farmers markets add premium options. Dining out ranges from $15 to $25 for casual lunch to $75 to $200 per person at fine dining establishments like Bones, Chops, or the St. Regis Atlanta. The average Buckhead household spends $400 to $1,200 monthly on dining out.

Gas Prices & Household Services

Georgia consistently ranks among the lowest states for gasoline prices, with current averages around $2.80 to $3.30 per gallon. Household services including lawn care ($150 to $400/month), house cleaning ($150 to $350 per visit), and pool maintenance ($150 to $300/month) are standard expenses for Buckhead homeowners. Pet care, dry cleaning, and personal services round out typical monthly expenses of $300 to $800.

Monthly Utility Summary

Electricity (Georgia Power)$150 - $250

Water & Sewer$60 - $100

Natural Gas$30 - $80

Internet$60 - $100

Total Utilities$300 - $530/mo

Getting Around

Transportation Costs

Unlike many luxury enclaves, Buckhead offers genuine public transit access through MARTA, Atlanta's rapid transit system. The Buckhead and Lenox stations connect residents to Midtown, Downtown, and Hartsfield-Jackson Airport without a car. That said, most Buckhead residents own vehicles, and transportation costs vary based on how you choose to get around.

MARTA Pass

$95/mo

Unlimited rides on bus and rail. Single trips are $2.50. The Buckhead and Lenox stations provide direct access to Atlanta's rail network.

Car Insurance

$150 - $300/mo

Georgia averages are moderate nationally. Buckhead's ZIP codes see slightly higher premiums due to urban density and vehicle values.

Parking

$100 - $250/mo

Monthly garage parking in Buckhead Village. Most residential homes include parking. Condo buildings charge $50 to $200 for additional spaces.

Commute Costs

$200 - $500/mo

Gas, tolls (Peach Pass), and wear on vehicle. Many Buckhead residents work in Midtown or Downtown, a 15 to 25 minute drive or one MARTA stop.

Schools

Education Costs

Education is a primary driver of Buckhead's appeal for families. The area offers both strong public school options through Atlanta Public Schools and some of the most respected private institutions in the Southeast. Public schools in Buckhead are free and funded through property taxes, while private school tuition ranges from $12,000 to $35,000 per year depending on the institution and grade level.

Many families who relocate to Buckhead specifically cite schools like Westminster, Pace Academy, and Lovett as deciding factors. These institutions offer college placement rates that rival elite boarding schools, combined with the advantage of keeping children at home in a supportive community environment.

School	Grades	Annual Tuition
The Westminster Schools	Pre-K - 12	$28,000 - $35,000
Pace Academy	Pre-K - 12	$26,000 - $33,000
The Lovett School	K - 12	$25,000 - $32,000
Holy Innocents' Episcopal	Pre-K - 12	$18,000 - $28,000
Atlanta International School	Pre-K - 12	$22,000 - $30,000
Christ the King School	Pre-K - 8	$12,000 - $16,000

Public School Option

Atlanta Public Schools serves Buckhead with several well-regarded elementary and middle schools. The Sarah Smith Elementary and Morris Brandon Elementary communities are particularly strong, and their attendance zones influence home prices in surrounding neighborhoods. Public education is tuition-free, though many families contribute to PTA fundraising and after-school enrichment programs.

Healthcare

Healthcare Access & Costs

Buckhead residents have access to some of Georgia's finest healthcare facilities. Piedmont Hospital Buckhead, located on Peachtree Road, is a full-service hospital with nationally ranked cardiac, orthopedic, and oncology programs. Northside Hospital, just north of Buckhead in Sandy Springs, is recognized as one of the top maternity hospitals in the country, delivering more babies annually than any other hospital in Georgia.

Emory Healthcare and the Centers for Disease Control (CDC) are also nearby, giving Buckhead residents proximity to world-class medical research and specialty care. The concentration of medical professionals living in Buckhead means that concierge medicine practices are readily available for those who prefer personalized care.

Health Insurance Costs

Individual (employer-sponsored)$400 - $700/mo

Family (employer-sponsored)$1,000 - $2,200/mo

ACA Marketplace (individual)$350 - $900/mo

Concierge Medicine (add-on)$150 - $500/mo

Key Facilities Near Buckhead

Piedmont Hospital Buckhead -- Peachtree Road
Northside Hospital -- Sandy Springs (5 minutes)
Emory University Hospital -- Druid Hills (15 minutes)
Children's Healthcare of Atlanta -- Multiple locations
Shepherd Center -- Spinal & Brain Injury (Buckhead)

How Buckhead Compares

Buckhead vs. Other Luxury Markets

Buckhead consistently ranks as one of the best values among premier luxury districts in the United States. Here is how it stacks up.

Market	Median Home	Property Tax Rate	State Income Tax	Avg Rent (1BR)
Buckhead, Atlanta	$1.2M	~1.1%	5.49%	$2,100
Manhattan, NYC	$3.5M	~1.9%	10.9%	$4,500
Beverly Hills, CA	$5.8M	~1.1%	13.3%	$3,800
Miami Beach, FL	$1.8M	~2.0%	0%	$2,800
Georgetown, DC	$2.4M	~0.85%	10.75%	$3,200
Lincoln Park, Chicago	$1.5M	~2.1%	4.95%	$2,400

The numbers tell a clear story. A family spending $5 million on a home in Beverly Hills could purchase a comparable or larger property in Buckhead's finest neighborhoods -- Tuxedo Park, Paces, or Mount Paran -- for $2 million to $3 million, while also benefiting from Georgia's lower income tax rate and more moderate property tax burden.

This value proposition has driven consistent migration to Buckhead from high-cost markets over the past decade, particularly from New York, New Jersey, California, and Illinois. Remote work trends have only accelerated this shift, as professionals who previously needed to live near coastal offices now choose Buckhead's combination of lifestyle, value, and connectivity.

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Common Questions

Buckhead Cost of Living FAQ

Answers to the most common questions about living expenses in Buckhead, Atlanta.

How much does it cost to live in Buckhead Atlanta?

The cost of living in Buckhead varies widely based on lifestyle. Entry-level condos start around $300K, while mid-range single-family homes range from $600K to $1.5M. Monthly expenses including housing, utilities, transportation, and groceries typically run $4,000 to $8,000 for a household, though luxury living can exceed $15,000 per month. Compared to peer luxury markets like Manhattan or Beverly Hills, Buckhead offers significant value with lower taxes and housing costs.

What are property taxes in Buckhead?

Buckhead falls within Fulton County and the City of Atlanta. Property is assessed at 40% of fair market value, and the combined millage rate is approximately 35 to 38 mills depending on specific location and exemptions. A $1 million home would have an assessed value of $400,000, resulting in roughly $14,000 to $15,200 in annual property taxes before any homestead exemptions, which can reduce the bill by $2,000 to $4,000 for primary residents.

Is Buckhead expensive compared to other luxury markets?

Buckhead is considerably more affordable than comparable luxury districts in coastal cities. The median home price in Buckhead is roughly 40 to 60 percent lower than Beverly Hills, Manhattan, or Georgetown DC. Georgia has no state property tax, a flat income tax rate around 5.49%, and overall lower cost of living. Residents get premium amenities, top schools, and walkable luxury at a fraction of what similar neighborhoods cost in New York, Los Angeles, or San Francisco.

What is the cheapest way to live in Buckhead?

The most affordable entry into Buckhead is through condominiums in Buckhead Village or North Buckhead, where one-bedroom units start around $250K to $350K to purchase or $1,800 to $2,200 per month to rent. Garden Hills and Collier Hills offer smaller single-family homes and townhomes at lower price points than neighborhoods like Tuxedo Park or Paces. Using MARTA for commuting saves significantly on transportation costs compared to driving.

How much is rent in Buckhead?

Rental costs in Buckhead range from approximately $1,800 per month for a one-bedroom apartment to $4,000 or more for a two-bedroom in a luxury high-rise. Premium rentals with high-end finishes, concierge services, and rooftop amenities can reach $6,000 to $8,000 per month. Single-family home rentals in neighborhoods like Chastain Park or Peachtree Battle typically range from $4,500 to $12,000 per month depending on size and condition.

What is the average utility bill in Buckhead?

Average monthly utility costs in Buckhead run approximately $250 to $400 for a typical home, including electricity through Georgia Power ($150 to $250), water and sewer ($60 to $100), natural gas ($30 to $80 depending on season), and internet ($60 to $100). Larger estates with pools, extensive landscaping, and smart home systems can see utility bills of $600 to $1,200 per month, particularly during Georgia's hot summer months when air conditioning runs heavily.

Does Georgia have state income tax?

Yes, Georgia has a state income tax with a flat rate of approximately 5.49% as of 2026, following recent tax reform that transitioned from a graduated structure. While this is not zero like Florida or Texas, it is significantly lower than states like California (up to 13.3%), New York (up to 10.9%), or New Jersey (up to 10.75%). Combined with no state property tax and relatively low sales tax, Georgia offers a favorable overall tax environment for high-income residents.

Is Buckhead a good investment?

Buckhead has historically been one of the strongest real estate investment areas in the Southeast. Property values have consistently appreciated, driven by limited land availability, excellent schools, proximity to Atlanta's business districts, and ongoing commercial development. The area's reputation as Atlanta's premier luxury district provides a price floor that has held even during broader market corrections. Rental demand remains strong from corporate relocations and young professionals drawn to Buckhead's lifestyle amenities.

Next Steps

Ready to Make Buckhead Home?

Understanding the cost of living is the first step. The next step is connecting with someone who can help you navigate the specifics -- which neighborhoods fit your budget, where you get the most value, and what to expect throughout the buying or renting process in Buckhead.

Share your situation and we will provide honest, personalized guidance on what Buckhead living looks like at your price point.