Wondering what it really costs to live in Roswell? If you are planning a move or a step up within North Fulton, getting a clear picture of monthly and annual costs helps you buy with confidence. In this guide, you will learn the major budget lines that matter most in Roswell, how they compare across nearby cities, and simple ways to estimate your own numbers. You will also find trusted sources to verify current figures for a specific property. Let’s dive in.
What drives Roswell’s costs
Roswell sits in North Fulton County with a mix of established neighborhoods and newer planned communities. Costs vary by neighborhood, home age, HOA amenities, and commute patterns. That is why the most accurate plan starts with property-level checks for taxes, insurance, HOA dues, utilities, and flood maps.
One-time purchase costs
Home prices and expectations
Sale prices in Roswell move with market cycles and neighborhood demand. Older homes and townhomes often price lower than newer or amenity-rich communities, and larger lots or premium features can push values higher. For current pricing, review recent sales through local MLS data and Fulton County records for the specific neighborhood you are considering.
How to estimate your monthly payment
Use a simple approach: price minus down payment equals your loan amount, then apply the current 30-year fixed rate to estimate principal and interest.
- Illustrative example: $550,000 price with 20 percent down ($110,000) gives a $440,000 loan.
- At an example 6.5 percent rate, principal and interest are roughly $2,700 to $2,900 per month.
Your actual payment depends on rate, loan program, and points. Add estimates for property tax, insurance, HOA, and utilities to see your full monthly picture.
Typical closing costs
Plan for 2 to 5 percent of the purchase price for closing costs. This bucket can include lender fees, appraisal, inspection, title and recording fees, and prepaid items. You may also pay earnest money at contract and transfer taxes or recording fees at closing, depending on the property and loan.
Recurring housing costs
Property taxes in Roswell
Georgia assesses residential property at 40 percent of fair market value. Your final bill reflects the combined millage rates for Fulton County, the City of Roswell, schools, and any special districts. Review the most recent tax bill for a specific property and confirm exemptions:
- Check bills, payments, and tax guidance on the Fulton County Tax Commissioner.
- Learn about eligibility and how to apply for homestead exemptions if the home will be your primary residence.
Effective rates vary across neighborhoods and by exemptions. Always verify the latest assessed value and millage before you finalize a budget.
Homeowners insurance
Premiums vary based on the home’s age, construction, replacement cost, claims history, and whether the property lies in a flood zone. Many Metro Atlanta homeowners pay in the low four figures annually, but your quote may differ. For coverage basics and shopping tips, see the Georgia Department of Insurance consumer resources. If a lender’s flood determination shows a mapped flood zone, separate flood insurance may be required.
HOA dues
Roswell includes everything from no-HOA streets to gated, amenity-rich subdivisions. Typical ranges:
- Minimal or no amenities: often $200 to $1,200 per year.
- Swim and tennis or clubhouse communities: often $40 to $200 per month.
- Full-service or maintenance-heavy neighborhoods: several hundred dollars per month.
Confirm what dues cover, reserve funding, and any pending special assessments before you buy.
Utilities and home services
Electricity and natural gas
Electric costs depend on home size and seasonal HVAC use. Many Georgia households see electric bills around $120 to $200 per month, with higher summer usage. For rate plans and tools, review Georgia Power residential options and state averages from the U.S. Energy Information Administration. Natural gas, if present, is distributed by Atlanta Gas Light and sold by retail marketers. Expect seasonal spikes in winter.
Water, sewer, and trash
In many Roswell neighborhoods, water and sewer service are city provided, while trash may be city-contracted or private. Combined water, sewer, and trash often land in the $50 to $200 per month range depending on usage and provider. Ask sellers for recent bills to refine your estimate.
Internet and connectivity
North Fulton neighborhoods typically have access to major providers such as Xfinity and AT&T Fiber in certain areas. Plans often range from $50 to $120 per month, depending on speeds and bundling.
Maintenance and reserves
Set aside 1 to 3 percent of the home’s value each year for maintenance and repairs. For a typical single-family home, plan at least a few hundred dollars per month. Common service costs in the Atlanta metro include:
- HVAC tune-up or service call: $75 to $200 plus parts.
- Lawn care: $40 to $150 per visit or $100 to $400 monthly for maintenance.
- Pest control: about $40 to $90 quarterly.
- Pool service, if applicable: $100 to $250 monthly.
If the property sits in a flood area, budget for flood insurance and any drainage or mitigation work.
Transportation and commuting costs
Typical commute patterns
Many Roswell residents commute to Alpharetta, Perimeter/Cumberland, Midtown or Downtown Atlanta. Common routes include GA-400, SR-9, Holcomb Bridge Road, and Roswell Road. Peak travel to central Atlanta can run about 30 to 60 minutes or more depending on time of day and destination. For statewide travel updates and projects, visit the Georgia Department of Transportation.
Transit options
Roswell does not have direct MARTA heavy rail service. You will find commuter buses, shuttles to rail, and park-and-ride options that change by route and schedule. Check the latest routes on the MARTA website.
Driving costs and tolls
Factor in car payment or lease, insurance, fuel, and maintenance. If you plan to use express toll lanes on GA-400 or I-285 where available, estimate monthly tolls based on your commute frequency.
Childcare, health, and lifestyle
- Childcare: Many Metro Atlanta full-time programs range from about $800 to $1,500 per month depending on age and provider.
- Schools: Roswell is served by Fulton County Schools. School zoning can influence pricing in some areas. Verify attendance zones directly with the district and confirm how taxes and millage apply to a specific address.
- Healthcare and household help: Costs generally align with Atlanta metro averages. House cleaning often runs $80 to $200 per visit. Handyman hourly rates often start around $50 to $100.
- Fitness, clubs, and recreation: Chain gym memberships often range from $20 to $60 per month. Boutique studios can run higher. Private club initiation fees and dues vary widely in North Fulton.
For inflation context and price trends, you can track national and regional changes with the Bureau of Labor Statistics Consumer Price Index.
How Roswell compares nearby
- Alpharetta: Similar or slightly higher prices in many subdivisions, with a strong tech employment core and newer master-planned communities.
- Johns Creek: Comparable to Roswell in many ways, with some neighborhoods at higher median prices.
- Milton: Larger lots and a more rural feel in places can push higher median values in certain subdivisions.
- Sandy Springs: Closer to central Atlanta with more urban housing styles and often higher prices per square foot in select areas.
Neighborhood-level differences drive the real cost picture. Compare recent neighborhood sales and property tax bills when evaluating across cities.
Sample monthly budget for Roswell (illustrative)
Scenario A: Single-family move-up buyer, $550,000 purchase
- Mortgage principal and interest at 6.5 percent, 20 percent down: about $2,700 to $2,900 per month
- Property taxes: about $400 to $600 per month depending on assessed value and exemptions
- Homeowners insurance: about $80 to $200 per month
- HOA dues: $0 to $200 per month depending on community
- Utilities: about $250 to $500 per month
- Maintenance reserve: about $460 per month (1 percent of value per year)
- Commuting, fuel, and auto insurance: about $200 to $600 per month
Illustrative total: about $4,490 to $5,860 per month. Your numbers may differ based on the specific home, loan, and lifestyle.
Scenario B: Townhome or smaller footprint
- Lower loan amount and maintenance reserves. HOA may be $150 to $400 per month depending on amenities and exterior coverage.
- Overall monthly ownership cost is typically lower than a comparable single-family home.
Your property-level cost checklist
Use this quick list to build an accurate budget for a specific Roswell address:
- Get the latest property tax bill and confirm any exemptions on the Fulton County Tax Commissioner site.
- Verify eligibility and deadlines for homestead exemptions.
- Ask for HOA disclosures, dues, reserves, and any known special assessments.
- Confirm electricity rate options at Georgia Power and review typical state usage at the EIA Georgia profile.
- Check FEMA maps to see if flood insurance is required using the Flood Map Service Center.
- Review commute options and transit routes via MARTA and drive times with GDOT.
- Collect two to three quotes for insurance, lawn care, pest control, and any specialty maintenance.
Plan your move with confidence
When you understand each cost line and verify it at the property level, you can buy in Roswell with clarity and peace of mind. If you want a tailored budget for a specific home, neighborhood comparisons, or help weighing HOA tradeoffs, connect with a local expert who lives and works this market every day. Schedule a Free Consultation with Kelli Amacher for a customized, property-specific cost breakdown and curated Roswell options.
FAQs
How do I estimate my Roswell property taxes?
- Start with last year’s tax bill for the specific property and confirm current exemptions on the Fulton County Tax Commissioner site. Georgia taxes use 40 percent assessed value plus local millage rates.
What are typical monthly utilities for a Roswell home?
- Many households see about $120 to $200 for electricity, plus natural gas if applicable, and $50 to $200 for combined water, sewer, and trash. Internet often ranges from $50 to $120 per month.
Do I need flood insurance in Roswell?
- Lenders require flood insurance when a property lies in a mapped flood zone. Check the address on FEMA’s Flood Map Service Center and ask your insurer for a quote.
How much are HOA fees in Roswell neighborhoods?
- Fees vary widely. Many simple neighborhoods range from $200 to $1,200 per year. Amenity communities often range from $40 to $200 per month, while full-service options can be several hundred per month.
What is commuting like from Roswell to Atlanta?
- Peak travel to central Atlanta often runs about 30 to 60 minutes or more depending on route and time. Roswell has bus and shuttle connections to MARTA. Review options on MARTA’s site.
How much should I budget for home maintenance?
- A common rule of thumb is 1 to 3 percent of home value per year. For a $550,000 home, that suggests setting aside about $460 to $1,375 per month depending on age and condition.
