The Happy Project of an Old Marietta Home, Part 1

Discovering Kingston and Cartersville for the First Time

After living in Georgia for over 30 years, there were city names I only started hearing around 2021—Kingston and Cartersville.
When I first heard “Kingston,” I almost said, “Is there really such a place in Georgia?”

But before I knew it, a Korean automobile manufacturer had built a factory there. Over the past three years, Kingston and Cartersville have seen their populations grow by 5–7% annually. With all this new employment, more families now choose to commute to Marietta or Johns Creek so their children can attend top-rated schools, even if their workplaces are up north.

The Relentless Competition for Good School Districts

The family I worked with this time was exactly in that situation. The husband’s job was in Northwest Georgia, but they wanted to buy a single-family home in Marietta for the school district.

Marietta is one of the most desirable residential areas in Northwest Atlanta. As of 2025, the median sales price for single-family homes was $495,000, up 4% compared to the previous year. Because inventory is tight, well-maintained single-family homes typically go under contract in just 18 days, often with multiple buyers competing and offering over asking price.

Especially in neighborhoods with the top schools, homes sell for 10–15% higher than the area average. The house we toured was in just such a school district, which made the decision all the more complicated.

The Reality of Older Homes and Remodeling

About 30% of available homes in Marietta were built in the 1980s or 90s. In fact, in the past five years, 40% of older homes here have undergone at least one remodeling project. If you want to get into a great school district on a reasonable budget, buying an older house and updating it yourself is often the only option.

This family ultimately had to choose between a new townhome and an older single-family home. Balancing their budget and school priorities, they decided on a single-family house built in 1988. The reality is that in Marietta and Johns Creek, only about 20% of single-family homes are available in the $500,000–$600,000 range, so the options are very limited.

Budget, Choices, and Thoughts on Happiness

We all live with some kind of deadline and budget limit. But what if you didn’t have those limits at all? If you could buy any home you wanted without worrying about cost—would that truly feel like happiness?

Maybe real happiness is found in the process of buying a home within a tight budget, making improvements little by little, and feeling satisfaction and pride along the way. In fact, even a bathroom remodel can return 60–70% of its cost in increased home value.

Our First Happy Project: Remodeling the Primary Bathroom

In any case, the first project to help this family feel settled was a primary bathroom renovation.
We decided to tear out the old, cramped shower and remove the bathtub to create a space that’s small but fresh and a little more upscale.

Yesterday, I spent time at the tile shop with my clients picking out materials, and it was exciting to think how even small updates can completely transform a space. I don’t know exactly how the final result will turn out yet. But I believe that by discussing ideas thoroughly with the clients and the contractor, we’ll end up with the best possible outcome we can create together.