Updated September 21, 2026. I work out of Alpharetta, so let me be upfront about my vantage point: I know this side of GA-400 best, and I will tell you plainly where Roswell wins. When I compare the two cities for a relocating family, the decision rarely comes down to sticker price. It comes down to four things buyers seldom see on a listing: the total tax stack, the age of the mechanical systems, the hidden HOA layers, and the school zone attached to the parcel.
How Do Alpharetta and Roswell Home Prices Compare in 2026?
Single-family homes in Alpharetta closed at a median of $699,000 in mid-2026, versus roughly $535,000 to $665,000 in Roswell. Alpharetta homes also sold faster, at a median of 33 days on market compared with 51 to 60 days in Roswell.
| Metric | Alpharetta | Roswell |
|---|---|---|
| Median closed price | $699,000 | $535,000–$665,000 |
| Price per square foot | $240 | $215–$235 |
| Median days on market | 33 | 51–60 |
Be careful which number you quote. The $699,000 figure is First Multiple Listing Service (FMLS) closed data for detached homes. Zillow's roughly $656,000 blends in condos and townhomes, and asking-price medians near $1.1 million are pulled up by slow-moving luxury listings. Paying $34,000 to $164,000 more for Alpharetta typically buys a construction profile 10 to 15 years newer and homes that sell 18 to 27 days faster. For long-run context, see how Alpharetta home values have appreciated and the current Alpharetta housing market.
Which City Has Lower Property Taxes in 2026?
The gap has nearly closed. Roswell's council advanced a tentative 5.9-mill city rate on September 14, 2026, up from 4.949 mills, which puts its total levy about $42 a year above Alpharetta's 5.75 mills on a same-priced $700,000 home.
In my experience, this is the moment relocating buyers realize the "Roswell is cheaper" shortcut is out of date. The table adds the Fulton County general fund (8.87 mills) and Fulton County Schools (17.08 mills) levies, identical in both cities, to a $280,000 assessed value (40% of $700,000) before exemptions.
| City rate (mills) | Combined mills | Annual tax on a $700,000 home |
|---|---|---|
| Alpharetta 5.75 (unchanged since 2009) | 31.70 | $8,876 |
| Roswell 4.949 (2025) | 30.90 | $8,652 |
| Roswell 5.9 (tentative 2026) | 31.85 | $8,918 |
| Roswell 7.732 (first advertised) | 33.68 | $9,431 |
Final adoption is scheduled for September 28, 2026, so confirm the rate before you write an offer. A proposed one-mill Fulton County Schools increase, from 17.08 to 18.08, would apply equally to both cities. Roswell's lower prices still matter: a $600,000 Roswell home at 5.9 mills carries roughly $7,644, versus $8,876 for a $700,000 Alpharetta home.
Two cautions. First, the seller's bill is not your bill: a sale typically resets your assessment toward the purchase price, and you must file your own homestead exemption with the Fulton County Board of Assessors by April 1. Grandfathered senior breaks end at transfer, as explained in our guide to how the senior property tax exemption works in Alpharetta. Second, HB 581's inflation cap is not a blanket ceiling. Fulton County Schools opted out, while the county and North Fulton cities run older floating exemptions of their own, so the cap that applies depends on the tax layer and has shifted since 2024. Verify your parcel with the Board of Assessors.
How Do Commutes Compare Along GA-400?
Roswell sits 5 to 10 miles closer to Perimeter Center, Buckhead and Midtown, but rush hour erases much of that advantage. At the morning peak, East Roswell to Perimeter Center takes 25 to 40 minutes, versus 35 to 50 minutes from Downtown Alpharetta.
The pinch points are specific. East Roswell drivers contend with Holcomb Bridge Road to reach GA-400, while Downtown Alpharetta drivers hit GA-400 South at Holcomb Bridge. To Midtown, expect 45 to 65 minutes from Horseshoe Bend and 55 to 80 from Downtown Alpharetta. If you work in the Windward tech district (ADP, Fiserv, LexisNexis), living in Windward cuts the peak commute to 8 to 14 minutes. The $11 billion SR 400 Express Lanes project public-private partnership broke ground in 2026 and is scheduled to open in 2031, so plan on construction friction near the corridor until then.
Which City Carries More Repair Risk?
Roswell's 1970s to 1990s housing stock carries more deferred-maintenance risk, while late-1980s and 1990s executive homes in both cities can hide synthetic stucco damage. Budget for specialty inspections beyond the standard report.
- Polybutylene plumbing (1978 to 1995 subdivisions such as Martin's Landing and Horseshoe Bend): a whole-home repipe typically costs $8,000 to $18,000, and some insurers decline coverage or exclude water damage.
- Synthetic stucco (EIFS): moisture probes that find wet sheathing can lead to repair estimates from $25,000 to over $60,000.
- Radon: Fulton County is an EPA Zone 1 area, and active mitigation typically costs $1,500 to $2,500.
- Unpermitted basements: appraisers can exclude that square footage, which creates an appraisal gap.
Alpharetta homes built after 1995 generally have PEX or PVC plumbing and 200-amp service, which is much of what a premium buys. If a seller's disclosures look thin, our Alpharetta seller disclosure guide explains what Georgia sellers are expected to disclose.
How Do Lots, Trails and Town Centers Differ?
Alpharetta lots are typically graded and 0.25 to 0.40 acre, while Roswell lots often run 0.5 to 1.5 acres with mature hardwoods and rolling terrain. Roswell trades privacy and river access for higher tree, drainage and flood-insurance exposure.
Roswell's canopy is not free. Hazardous tree removals cost thousands of dollars each, roots invade sewer laterals, and tree-protection rules complicate pool additions. Homes near the Chattahoochee or its tributaries may need flood insurance at $1,800 to $4,500 a year. Alpharetta's flat, cleared lots are cheaper to maintain but offer less privacy between neighbors.
For daily life, Alpharetta offers engineered, stroller-friendly districts in Avalon and Downtown Alpharetta City Center, connected by paved trails such as the Alpha Loop and Big Creek Greenway. Roswell offers Historic Canton Street, Old Mill Park, Vickery Creek and the Chattahoochee River National Recreation Area. Parking is Canton Street's pressure point: Roswell's $20 million, 394-space deck on Alpharetta Street (yes, that street is in Roswell) opened in May 2026 alongside a paid-parking pilot.
Do School Attendance Zones Follow City Lines?
No. Fulton County Schools assigns high schools by parcel, so some Alpharetta addresses feed Milton or Cambridge High School and parts of Roswell feed Milton or Centennial.
Zone drives price. Homes in the Centennial zone in East Roswell (Horseshoe Bend, Martin's Landing, River Falls, Wexford) generally range from $450,000 to $850,000, while the Alpharetta High zone (Glen Abbey, Park Brooke, parts of Windward) runs $850,000 to $1.6 million and up. Portals often assign schools by radius, so confirm the parcel with the Fulton County Schools Attendance Zone Identifier before you offer.
What Costs Never Show Up on the Listing?
Capital contributions, sub-association dues, HOA resale letters and loan taxes are the costs most often missing from portals. Windward, for example, adds a $1,000 closing contribution to $975 in annual master dues.
- Windward (Alpharetta): $975 annual master dues, a $1,000 closing contribution, and some enclaves add $60 to $683 a month; golf and marina access cost extra.
- Roswell: Horseshoe Bend charges a $250 master initiation fee (The Cottages up to $1,750), while Martin's Landing charges $0 in initiation and transfer fees.
- HOA resale letters cost $250 to $600, plus up to $300 to rush.
- Georgia's intangible tax on a new loan is $3 per $1,000 borrowed, or $1,800 on $600,000; sellers customarily pay the $1 per $1,000 transfer tax (O.C.G.A. § 48-5-7).
Typical monthly HOA costs run $150 to $450 in Alpharetta versus $40 to $250 in Roswell, and rental caps of 5% to 10% are common, so ask before you count on renting later. Weighing a townhome? Our fee simple versus condo and townhome comparison explains the ownership differences, and our cost to sell a home in Alpharetta guide shows what sellers pay at closing.
How Long Does Closing Take, and Where Do Deals Stall?
Most North Fulton purchases close in 35 to 45 days, with 21 to 30 days possible for clean newer homes and 60 to 75 days when defects surface. Deals most often stall at three points: due diligence, the appraisal, and the HOA resale package.
- Days 7 to 10: repair-credit standoffs after inspections flag aging HVAC, roofs, radon or plumbing.
- Days 18 to 25: appraisal gaps in high-demand school zones.
- Days 25 to 30: HOA packages that reveal $1,000 to $3,600 capital contributions.
Earnest money typically runs 1% to 3%, and a Georgia attorney conducts the closing. If you are selling to buy, read how simultaneous buying and selling works in Alpharetta before you set contingencies.
Which City Fits Which Buyer?
Choose Alpharetta for newer systems, faster sales and walkable master-planned districts; choose Roswell for acreage, river access and renovation upside at a lower entry price. In my experience, buyers who value certainty lean Alpharetta and buyers who value land and character lean Roswell.
Whichever you choose, verify the attendance zone, confirm the final tax rate, and order specialty inspections. If you own in either city and are weighing a move, start with what your home is worth today, or learn more about Laura Lerman and The Lerman Team.
This article is general information, not tax or legal advice. Confirm current figures with Fulton County, the City of Roswell, the City of Alpharetta and your closing attorney.
Laura Lerman, REALTOR®, The Lerman Team, eXp Realty, LLC. Georgia License #365412. 5755 North Point Pkwy Unit 51, Alpharetta, GA 30022. (770) 833-8786.
Frequently Asked Questions About Alpharetta vs. Roswell
Alpharetta's median closed price is $699,000 against $535,000 to $665,000 in Roswell. Property taxes are now nearly level, and Roswell's commute advantage is roughly 10 minutes at peak.
What is the median home price in Alpharetta compared with Roswell?
Single-family homes in Alpharetta closed at a median of $699,000 in mid-2026, while Roswell ranged from $535,000 to $665,000 depending on the data source.
Does Roswell still have lower property taxes than Alpharetta?
On a same-priced home, barely. At Roswell's tentative 5.9-mill rate, the combined city, county and school levy is about $42 a year higher than Alpharetta's, though Roswell's lower purchase prices can still produce a smaller bill.
Which city has the shorter commute to Perimeter Center?
East Roswell, at 25 to 40 minutes in the morning peak versus 35 to 50 minutes from Downtown Alpharetta, though Windward residents working in the Windward tech district commute 8 to 14 minutes.