The bungalows and small brick houses

Decatur proper, along with Avondale Estates, Scottdale, Belvedere Park, East Lake, and the unincorporated areas around them, holds a dense stock of 1920s to 1950s housing: craftsman bungalows, small brick houses, and post-war cottages, mostly modest in size on modest lots.

The ones we buy have original systems — knob-and-tube or cloth-insulated wiring, galvanized plumbing, settled piers or a wet crawlspace, roofs with layered repairs, and often no central HVAC. Some have had one round of updating decades ago and nothing since.

Land value versus house value

Decatur's land value has risen far faster than the value of the small houses sitting on it, which creates an unusual dynamic: the house may be worth less than the lot, and the rational buyer is someone planning a substantial renovation or a rebuild.

That is a hard position for an owner who cannot fund either and does not want to manage a project. Selling as-is to a buyer who will do the work is frequently the practical answer, and it is what we do.

Heirs' property and long ownerships

As across intown Atlanta, DeKalb has substantial heirs' property, where a house passed to children and grandchildren without any estate being administered. Record title stands in a deceased owner's name while descendants paid the taxes and maintained the house.

No closing attorney can insure a sale until the chain is cleared, through probate, an order of no administration necessary, or a proceeding to determine heirs. Start it before you look for a buyer — it is almost always the longest step.

Decatur property we buy

  • 1920s to 1950s bungalows and small brick houses with original systems
  • Heirs' property where no estate was ever opened
  • Houses with wet crawlspaces, rot, or pier settlement
  • Basement seepage and unpermitted basement finishing
  • Houses where the lot is worth more than the structure
  • Single-family rentals, occupied or vacant
  • Duplexes and small multifamily buildings
  • Vacant houses with open DeKalb code cases

Frequently asked questions

Do you buy small unrenovated houses in Decatur?

Yes. Original wiring, plumbing, piers, and roofs are exactly what we expect in that housing stock.

My house is worth less than the lot. Will you still buy it?

Yes, and that is a common situation here. The lot value usually sets the floor.

Nobody probated my family's Decatur house. Can you buy it?

Often yes, once the chain of title is cleared. That is the first step and usually the longest.

Do you buy houses with wet crawlspaces?

Yes. Moisture and rot are common and do not have to be repaired first.

Can I sell a Decatur rental with tenants?

Yes. The lease and deposit transfer at closing.