Last Updated on November 3, 2025 by Lisa Anderson
The first time I walked a client through a duplex off Canton Street, you could smell the magnolias blooming and hear the lunch crowd from the nearby restaurants. It was a classic Roswell setup—one side occupied by a longterm tenant who taught at the local high school, the other side freshly updated with those refinished hardwoods that buyers in this city love. That particular property, like so many here, wasn’t just a house; it was a functioning small business, a cornerstone of someone’s retirement plan. And after helping clients buy and manage dozens of these properties over the last eleven years, I’ve come to see a Roswell duplex not just as a real estate transaction, but as a partnership with the city itself.
Why a Duplex in Roswell Makes Sense Right Now
Honestly, the math here is pretty compelling. With Roswell’s steady stream of new residents drawn to our toprated schools and that historic charm, rental demand is consistently strong. A duplex allows you to build equity with a single mortgage while having a tenant help cover a significant portion of the carrying costs. You know what’s funny? A lot of people think this is a purely financial play, but the best duplex investments I’ve seen are the ones where the owner also has a personal connection to the neighborhood, maybe they live in one side and rent the other, or they’re building a legacy property for their family.
To be completely honest, the market for these properties has gotten more competitive since I started. Back in 2015, you could find a solid, needsalittlework duplex in East Roswell for under $300,000. These days, you’re more likely looking at $450,000 to $650,000 depending on the condition, size, and, crucially, which part of town it’s in. But the rental rates have kept pace. A wellmaintained twobedroom unit in a good location can easily fetch $1,800 to $2,200 a month right now.
The Roswell Duplex Landscape: Neighborhood by Neighborhood
Not all duplexes are created equal, and in a city as diverse as Roswell, location dictates everything. Let me break down the main areas I’ve worked in.
Historic District / Canton Street Area
These are the gems. Often older, built in the 40s and 50s, they carry a ton of character but can come with… surprises. I once showed a beautiful duplex near Bulloch Hall where the inspection revealed knobandtube wiring that the seller had no idea about. That one still stings. But if you can find one that’s been properly updated, the rental potential is through the roof. Tenants pay a premium to be within walking distance of all the shops and restaurants. The tradeoff? Smaller lots and a premium price tag.
East Roswell
This is where you find a lot of the 70s and 80sera duplexes. They tend to be more spacious, with bigger yards and offstreet parking, which is a huge draw for families. The vibe is more suburban, but you’re still just minutes from everything. The rental pool here is often young professionals or small families who want the Roswell address and great schools without the higher cost of a singlefamily home. Inventory can be tight, though.
North Roswell / Holcomb Bridge Area
This area offers a mix. You’ve got some newer constructions mixed in with older stock. It’s incredibly convenient for commuters with easy access to GA400. The challenge here, and it’s a good one to have, is that these properties tend to get snapped up quickly by investors who recognize the strong, consistent demand from the workforce at the North Point Mall corridor and the surrounding office parks.
The Local Challenge: Roswell’s Permit Process & The Big One
Okay, let’s talk about the notsofun part. If you’re buying an older duplex with plans to renovate, you need to be prepared for the City of Roswell’s permit department. They are thorough. And I mean, thoroughly thorough. It’s not a bad thing—it ensures work is done to a high standard—but it can test your patience. A client of mine wanted to simply reconfigure a kitchen in a duplex on Mimosa Boulevard. It took six weeks for the permits to be approved because of some historical overlay considerations we hadn’t fully anticipated.
And then there’s the weather. We don’t have hurricanes like the coast, but our humid subtropical climate is brutal on building materials. Moisture is the enemy. I’ve seen more than one otherwise solid duplex where deferred maintenance led to rot in soffits and window frames because the owners didn’t account for our humidity. And you absolutely must get a sewer scope during inspection. The old clay pipes in some of our historic neighborhoods are a ticking time bomb. I’ve made that mistake myself, so I know—just spend the $250 and get the scope.
Wait — actually, let me rephrase that more clearly: Always, always get a specialized sewer line inspection in addition to your general home inspection when looking at a Roswell duplex built before 1980. It’s not always included, and you have to request it specifically. The repair can run you five to fifteen thousand dollars if a root intrusion or collapsed pipe is found later.
An Insider’s Look at the Numbers
So, what does this actually cost? Most homeownerinvestors here spend around $2,000–$4,000 annually per unit on maintenance, repairs, and capital reserves for things like a new roof or HVAC system. That’s on top of your mortgage, property taxes (which are generally reasonable here in Fulton County), and insurance.
Here’s a quick breakdown of typical ongoing costs for a Roswell duplex:
- Property Taxes: Vary, but expect 1% of the home’s value annually.
- Insurance: $1,200–$2,000/year for a solid landlord policy.
- Regular Maintenance: Landscaping, pest control, gutter cleaning.
- CapEx Savings: Setting aside $200–$400/month per unit for big future repairs.
- Property Management: If you use one, typically 8–10% of the monthly rent.
The truth is, the most successful duplex owners I work with are the ones who budget for these costs from day one and don’t just bank on the rental income being pure profit.
Finding the Right Local Partners
This isn’t a solo mission. You need a team that knows Roswell. From a real estate attorney who understands Georgia landlordtenant law to a lender who doesn’t get spooked by investment property appraisals, your crew matters. And your property manager, if you choose to use one, is your frontline. I lean back in my chair thinking about all the 2 AM phone calls about clogged toilets they’ve handled for my clients.
Based on actual local presence, here are some established providers in Roswell:
Providence Realty — Serves the Greater Roswell area, including the historic district.
Atlantic Property Services — Fullservice management serving North Fulton.
Mosquer Mortgage — A local lender with offices in Roswell, familiar with investment loans.
Ansley Atlanta Real Estate — A wellknown brokerage with many agents specializing in Roswell.
Navigating Rules and Verification
Georgia is a pretty landlordfriendly state, but Roswell has its own ordinances, especially concerning property maintenance and certificates of occupancy. You can’t just rent a unit out without making sure it meets code. It’s crucial to verify licenses and understand your obligations.
Always check the City of Roswell official website for the latest rental regulations and permit requirements. For statelevel landlordtenant law, the Georgia Department of Law’s Consumer Protection Division has resources. And for fair housing, which is critical, the U.S. Department of Housing and Urban Development (HUD) sets the federal standards we all must follow.
Your Roswell Duplex FAQ
Is it better to live in one side and rent the other?
Honestly, for your first one, it’s a fantastic strategy. You qualify for a lower owneroccupant mortgage rate, you’re onsite to manage the property, and you get to know your tenant. It’s the single best way to get started in duplex investing here in Roswell.
What’s the biggest mistake new duplex owners make?
Underestimating vacancy and repair costs. They see the gross rent and think it’s all profit. You need a financial cushion. I’ve seen people get into real trouble by being overleveraged on a property that suddenly needs a new $8,000 air conditioning system.
How do I find a good tenant?
Thorough screening is nonnegotiable. Credit check, criminal background, and verifiable income and rental history. Don’t skip steps because you’re in a hurry. A bad tenant can cost you ten times what a onemonth vacancy would.
Are there specific areas in Roswell where duplexes are a better investment?
Areas with strong, consistent demand drivers—like proximity to downtown Canton Street, toprated schools like Roswell North Elementary, or major employers—tend to be more resilient. But they also command a higher purchase price. It’s about finding the right balance for your budget.
So here’s the thing. Buying a duplex in Roswell isn’t a getrichquick scheme. It’s a longterm play, a commitment to being a smallscale business owner and a housing provider in a city that genuinely values its community. The paperwork can be a headache, the tenants can be unpredictable, and the roof will eventually leak. But sitting with a client years after their purchase and seeing the wealth and stability that single property has built for them? That’s the real payoff. If you’re in Roswell and thinking about it, start by just driving the neighborhoods. Get a feel for them. Then let’s talk.