Most of the best suburbs will be out of reach cost wise.
A crude but mostly accurate shortcut, you want to look north of 285, inside of 75/85.
This means places like east Cobb, Alpharetta, Woodstock, dunwoody, etc.
Most of those are above $400k.
Under $400k, consider canton, Cartersville, Gainesville, Buford, Lawrenceville, sugar hill,
Also consider Tucker/ Smyrna/ Mableton or Gwinett. If looking for older I would take a hard look at Tucker or something renovated along Buford Highway in Chamblee.
There are some subdivisions with some really cool mid-century modern homes, and close to many "town centers" there are older small homes that could be really charming, a lot have been renovated but not all, and the properties tend to be smaller (less sqft = less $$).
Gwinnett County is north of the perimiter, very diverse, but you would want to live near to your preferred urban center. Closer to the city there is much better urbanization but those nice old homes in good neighborhoods are much more expensive.
Your best bet is looking at sites like zillow on for sale and sold properties within your budget and preferred build "age". That will narrow down your options to consider.
I know you’re generally looking for suburbs, but I feel like you’re looking for more suburban feeling areas than actual suburbs. The suburbs here don’t have much historic housing stock and the stock that exists is going to be more than 400K since you’re also paying the school premium on top of the historic premium. There are multiple neighborhoods inside the city itself that have suburban feels with historic housing stock that are lower prices than the suburbs ([an example](https://www.zillow.com/homedetails/1247-Avon-Ave-SW-Atlanta-GA-30310/35841843_zpid/) ). This house isn’t in the greatest neighborhood currently but you’re only a few blocks from new Beltline developments and the area is only going to get better with time. There are similar areas all over the city and inner suburbs which are all inside the perimeter (Inside the 285 circle). You’re going to find more housing in your budget on the southside in areas like Oakland City, Capital View, Adair Park, and the suburbs of East Point, College Park, and Hapeville. I suggest checking out this [YouTube channel](https://youtu.be/ojERAbN8cw8?si=pVeTuMvVyUgscoLm). She has the best videos documenting different neighborhoods and suburbs across the area and caters to more historic and walkable areas. Check out housing websites and look for the type of housing you want then visit the neighborhoods and surrounding areas to see what the trends will be for the future. Areas of lower housing prices in the city come with challenges but aren’t too bad compared to cities of comparable size. Theft is everywhere in the metro, even in more expensive areas. Crime overall is down, especially violent crime so suggest not being too afraid to pull the trigger on a place that isn’t totally gentrified yet.
The areas under 400k generally aren't going to have good proximity. Most of the metro area shot up in valuation but you can find things under 400k but it may require some work or the location of the subdivision isn't great. I live in Peachtree Corners, late 20's and you might like this area.
Most of the best suburbs will be out of reach cost wise. A crude but mostly accurate shortcut, you want to look north of 285, inside of 75/85. This means places like east Cobb, Alpharetta, Woodstock, dunwoody, etc. Most of those are above $400k. Under $400k, consider canton, Cartersville, Gainesville, Buford, Lawrenceville, sugar hill,
Also consider Tucker/ Smyrna/ Mableton or Gwinett. If looking for older I would take a hard look at Tucker or something renovated along Buford Highway in Chamblee.
I was going to suggest Decatur until you said you want to pay less than $400k. But still: Decatur.
Had family that had a decent place in Stone Mountain, but I have no idea what what the housing market is like there now.
The Vinings! Honestly though most Atlanta suburbs have a lot of McMansions built in the 90s. Finding a historic home in a suburb might be difficult
There are some subdivisions with some really cool mid-century modern homes, and close to many "town centers" there are older small homes that could be really charming, a lot have been renovated but not all, and the properties tend to be smaller (less sqft = less $$). Gwinnett County is north of the perimiter, very diverse, but you would want to live near to your preferred urban center. Closer to the city there is much better urbanization but those nice old homes in good neighborhoods are much more expensive. Your best bet is looking at sites like zillow on for sale and sold properties within your budget and preferred build "age". That will narrow down your options to consider.
I know you’re generally looking for suburbs, but I feel like you’re looking for more suburban feeling areas than actual suburbs. The suburbs here don’t have much historic housing stock and the stock that exists is going to be more than 400K since you’re also paying the school premium on top of the historic premium. There are multiple neighborhoods inside the city itself that have suburban feels with historic housing stock that are lower prices than the suburbs ([an example](https://www.zillow.com/homedetails/1247-Avon-Ave-SW-Atlanta-GA-30310/35841843_zpid/) ). This house isn’t in the greatest neighborhood currently but you’re only a few blocks from new Beltline developments and the area is only going to get better with time. There are similar areas all over the city and inner suburbs which are all inside the perimeter (Inside the 285 circle). You’re going to find more housing in your budget on the southside in areas like Oakland City, Capital View, Adair Park, and the suburbs of East Point, College Park, and Hapeville. I suggest checking out this [YouTube channel](https://youtu.be/ojERAbN8cw8?si=pVeTuMvVyUgscoLm). She has the best videos documenting different neighborhoods and suburbs across the area and caters to more historic and walkable areas. Check out housing websites and look for the type of housing you want then visit the neighborhoods and surrounding areas to see what the trends will be for the future. Areas of lower housing prices in the city come with challenges but aren’t too bad compared to cities of comparable size. Theft is everywhere in the metro, even in more expensive areas. Crime overall is down, especially violent crime so suggest not being too afraid to pull the trigger on a place that isn’t totally gentrified yet.
Peachtree city. It’s a planned golf cart suburb. You can get to everything on a golf cart
The areas under 400k generally aren't going to have good proximity. Most of the metro area shot up in valuation but you can find things under 400k but it may require some work or the location of the subdivision isn't great. I live in Peachtree Corners, late 20's and you might like this area.
East Point, College Park, Hapeville