Last Updated on October 31, 2025 by Karen Thomas
The old Kmart on Alpharetta Highway has been empty for what feels like forever, but last month I watched a crew finally start the interior demolition. They’re turning it into one of those fancy selfstorage facilities with climate control, which honestly tells you everything about where the demand is right now in Roswell. It’s not the flashiest play, but it’s a solid one, and it’s exactly the kind of pivot I’ve been advising my clients on for the last eleven years.
You know what’s funny? When I first started in this business, everyone wanted to be in a shiny new Atlanta highrise. But the real money, the smart money, has been figuring out Roswell. We’ve got this unique blend of established wealth, a booming techadjacent workforce, and a city government that’s… particular. But more on that in a minute.
What’s Actually Happening in the Roswell Market
To tell you the truth, the market here feels like it’s taking a deep breath. The frantic, allcash, overaskingprice chaos of 20212022 has settled. And that’s a good thing. It means we can actually have conversations about due diligence again instead of just panicbidding.
The big trend I’m seeing is a flight to quality and necessity. Fancy boutique office space? That’s a tougher sell. But medical office space near Wellstar North Fulton Hospital? Or a lastmile industrial warehouse off GA400 to serve the endless stream of Amazon returns? That’s gold. We just closed on a small, 5,000squarefoot flex building on Crossville Road for a client who does highend appliance repair. He’s swamped because no one wants to wait three weeks for a SubZero technician to drive up from Buckhead.
And the residential spillover from Alpharetta and Johns Creek is no joke. Those homeowners need services. So, if you’re looking at commercial real estate in Roswell, think less about speculative office and more about the essential services that support the people already here. Dry cleaners, vet clinics, specialty fitness studios—they’re all hunting for good, affordable retail footprints.
The Neighborhoods to Watch
It’s not just about the property type; it’s about the patch of Roswell it’s in.
- Canton Street Corridor: This is our crown jewel, but it’s mature. Vacancies are rare and leases are premium. The play here isn’t finding a space; it’s finding a space that’s about to turn over and getting in before it hits the market. I had a client last year, a restaurateur, who heard through a plumber that a tenant wasn’t renewing. We made an offer directly to the owner and locked it down without it ever being listed. You have to have your ear to the ground.
- East Roswell / Holcomb Bridge Area: This is the value play. It’s a bit older, a bit less shiny, but the traffic counts are insane and the demographics are solid. We’re seeing a lot of reinvestment here—facade upgrades, parking lot repaving. It’s where you can still find a 1,200 sq ft retail bay for a reasonable price.
- The North 400 Corridor: This is the industrial and flexspace heartland. With the Mansell Road interchange improvements finally finished, access is better than ever. This is where you look for that warehouse or showroom. The challenge, and I’ve dealt with this personally, is the soil. No, really. We have a lot of clay out here, and it can do a number on foundation and pavement if you’re not proactive with drainage. A $15,000 drainage fix during acquisition can save you $150,000 in slab repairs down the line.
The Roswell City Hall Hurdle (And How to Clear It)
Alright, let’s talk about the elephant in the room. The Roswell Community Development Department has a reputation. And look, I’ll be the first to say they are thorough. They have to be. We’re a historic city, and residents are fiercely protective of our character.
I made a mistake back in 2017 that still stings. We had a client who bought a building in the historic district, and we were so focused on the price and the inspection we assumed the permit for a simple sign change would be a rubber stamp. Wrong. The Design Review Board sent us back to the drawing board three times over the font and the material. It added six weeks and a bunch of frustration.
The insider secret? Engage early. Don’t wait until you own the property. Call the planning department, describe your intended use and any exterior modifications, and get a preapplication meeting. It’s free, and it sets a collaborative tone. The staff there isn’t trying to block you; they’re trying to enforce codes that, honestly, keep Roswell from looking like a strip mall anywhere. You can find their contact and guidelines on the City of Roswell official website.
Investment Opportunities That Make Sense Right Now
So, with all that local context, where should you be putting your money? Here’s the reality as I see it from the trenches.
1. Medical & Professional Services Offices: As I mentioned, this is a bedrock. The population isn’t getting younger, and the healthcare networks here are expanding. A welllocated office condo in a building with ample parking is about as safe a bet as you can find. We’re seeing prices in the $200$250 per square foot range for turnkey spaces.
2. LastMile Industrial: Ecommerce isn’t slowing down; it’s just demanding faster delivery. Smaller warehouses (10,00020,000 sq ft) with good ceiling height and truck access are incredibly tight. A client of mine just leased his entire 12,000 sq ft building on Atlanta Street to a plumbing supply company in under two weeks. No marketing. It was wordofmouth.
3. Repurposed Retail: That old Kmart I mentioned? That’s the model. Big box retail is dead, but the structures are solid and the locations are prime. Converting them to specialized uses—storage, indoor recreation, even subdivided for multiple smaller tenants—is a major trend. The value is in buying the functionally obsolete asset at a discount and repurposing it.
What Does It Actually Cost?
Pricing in Georgia is generally moderate, but North Fulton commands a premium. You’re not paying Manhattan prices, but you’re not in rural Alabama either.
For a solid, nonglamorous commercial investment property in a good location like East Roswell, expect to pay somewhere between $175 and $300 per square foot to acquire, depending on the condition and tenant situation. A triplenet lease to a national credit tenant will obviously be at the top of that range, maybe even higher.
Lease rates are all over the map. On Canton Street, you could see $30$40 per square foot triplenet (NNN) for a primo retail spot. In East Roswell, you might find a great serviceretail location for $18$22 NNN. For industrial space, you’re looking at $8$12 per square foot, gross.
Anyway, most of my local investor clients are spending in the $750,000 to $1.5 million range for a property that throws off solid, dependable cash flow. It’s not about getting rich quick; it’s about building wealth steadily.
Working With Local Providers
This isn’t a game you play alone. Based on actual local presence, here are some established providers in Roswell that I’ve worked with or know by reputation:
Harry Norman Realtors — Serves the entire North Fulton area, including Roswell’s historic districts.
Braden Financial — A local commercial lending shop that understands our market’s nuances.
Engineered Inspection & Design — Serves Roswell and the surrounding area for critical commercial property inspections.
Keenan, Morris, Klein & Tate, PC — A longstanding Roswell law firm that handles real estate transactions.
And always, always verify a commercial broker’s license through the Georgia Real Estate Commission.
Roswell Commercial Real Estate FAQ
Is now a good time to invest in Roswell commercial property?
Honestly, if you have the capital and patience, yes. The market has cooled from its peak, which means less competition and more room for negotiation. It’s a time for strategic buys, not emotional ones.
What’s the biggest mistake new investors make here?
Underestimating the time and cost of the city’s permitting process. They see a perfect property and assume they can start renovations next month. Budget extra time and money for approvals, especially in the historic districts.
How important is location within Roswell?
It’s everything. A halfmile can mean the difference between a packed parking lot and a struggling business. You’re not just buying a building; you’re buying its traffic patterns, its visibility, and its neighborhood vibe.
What type of property has the best ROI potential?
Valueadd properties in transitioning areas, like East Roswell. A dated retail strip that needs a new roof and facade can be bought right. After renovations, you can attract better tenants at higher rents, boosting the value significantly.
Look, at the end of the day, investing here is about understanding that Roswell is more than just a dot on a map north of Atlanta. It’s a community with its own rhythm, its own rules, and its own opportunities. If you’re looking at commercial real estate here, start by driving the neighborhoods at different times of day. Grab a coffee on Canton Street, then drive down to Holcomb Bridge during rush hour. The story is all there, right in front of you.