Selling A Historic Boulevard Home In Athens

You do not just own a house in Boulevard. You steward a piece of Athens history. If you are thinking about selling in the next 6 to 18 months, you likely want a plan that protects your home’s character and maximizes your return. In this guide, you will learn how to prep, price, and market a historic Boulevard property the right way, with clear steps, timing tips, and resources you can trust. Let’s dive in.

Why Boulevard homes sell strong

Boulevard sits just north of Prince Avenue in a locally designated and National Register historic district. The neighborhood grew as a late‑19th and early‑20th‑century streetcar suburb, with Queen Anne, Neoclassical, Bungalow, and American Foursquare homes that define its charm. You can explore a concise neighborhood history and boundaries through the Boulevard Neighborhood Association’s history overview.

Location helps. Boulevard is about one‑third mile from downtown Athens, close to restaurants, galleries, and small employers. This proximity supports steady buyer interest among people who value walkable, established streets. See an at‑a‑glance neighborhood profile at Visit Athens.

At the high end, recent renovated historic homes in Boulevard have reached seven‑figure sale prices. Those outcomes tend to reflect larger or rare examples with skilled restorations, not the average property. The takeaway: condition and authenticity matter.

Know the rules before you tackle projects

COA basics in Athens‑Clarke County

If your home sits within the local historic district, you must obtain a Certificate of Appropriateness (COA) before most exterior changes. Routine maintenance and painting are usually exempt, but visible alterations like porch enclosures, additions, new fences, or certain window changes typically need review. Applications go through the Planning Department and the Historic Preservation Commission. Read the process on the Athens‑Clarke County Historic Preservation page.

Timing matters. COA applications follow posted deadlines and hearing cycles. Staff reports publish in advance, and approvals can expire. The county recommends an early conversation with the preservation planner to reduce surprises. Check current submission timing in the county’s COA FAQs.

State historic tax credits for major work

Planning a significant rehab before you sell? Georgia offers a Historic Rehabilitation Tax Credit for qualified, certified projects. It carries per‑project caps, strict standards aligned with the Secretary of the Interior’s Standards, and it usually requires precertification. Review the homeowner program details with the Georgia Department of Revenue and the program’s administrative rules, including carryforward, transfer, and recapture provisions, in the Georgia rules. Always confirm current caps and availability before relying on an incentive.

Required disclosures for older homes

For homes built before 1978, federal law requires disclosure of known lead‑based paint information. You must provide the EPA/HUD pamphlet, share known reports, and give buyers the chance to inspect. Assemble any testing or paint records in advance and follow the federal process outlined by the EPA’s lead‑based paint disclosure rule.

Beyond lead, be ready to disclose known material defects, recent systems work, and maintenance history. If your home had exterior changes requiring a COA or permits, gather that paperwork for buyers early.

Pricing strategy for 30601

Read the local market

Recent reporting shows Athens‑Clarke County home prices have stabilized compared with the rate‑shock years. Inventory has improved from historic lows, and days on market are longer than at the 2020 to 2021 peak. Expect more negotiation room and plan to price based on true condition and the quality of your home’s restoration.

Use hybrid comps for historic homes

Work from a blended set of comparable sales. Include recently sold Boulevard houses with similar architecture and size, then widen the pool with nearby homes that match on square footage and lot when Boulevard comps are scarce. Adjust for features buyers prize in older homes, like ceiling height, intact mantels, original trim, and heart‑pine floors. The right listing narrative can help quantify these elements for buyers and appraisers.

Understand the historic‑district premium

Peer‑reviewed studies have found that historic‑district designation can correlate with a price premium, often in the single‑ to low‑double‑digit range. Results vary by city and methods. The label helps, but buyers still pay for authenticity, comfort, and location fit. See a summary of the research on ScienceDirect.

Pick your positioning

You have three common paths:

• Price at market to encourage a faster sale.
• Price slightly below market in a very tight segment to court multiple offers.
• Price higher and expect a longer timeline if the home needs system updates or you are testing a top‑end outcome.

If you have deferred maintenance, a pre‑listing inspection and targeted repairs often reduce later credits and support your pricing story.

Prep plan that preserves character

Guiding principle

Preserve original fabric where possible and focus on safety, comfort, and marketability without erasing period details. The National Park Service recommends repair and sympathetic replacements over wholesale changes. Their guidance on energy and resilience for historic buildings is a helpful starting point. Review the NPS resource on sustainability and efficiency for historic buildings.

Priority checklist for the next 6–18 months

1. Safety and structure first. Address electrical hazards, active roof leaks, structural or porch stabilization, and septic or sewer issues. A pre‑listing inspection helps you prioritize.
2. Reliable systems. Service or update HVAC and water heater, and ensure wiring is safe and permitted. Keep receipts and permit records.
3. Comfort and weatherproofing. Add attic insulation, weatherstripping, and storm windows, and repair historic sash instead of replacing when feasible. Follow NPS best practices.
4. Curb appeal and porch care. Fresh, period‑appropriate paint, repaired porch floors and railings, and tidy landscaping make a strong first impression.
5. Light‑touch kitchen and bath refresh. Think quality surfaces, painted or refaced cabinets, and one or two bathroom updates rather than full gut remodels that remove character.
6. Cosmetic tune‑up and staging. Neutralize bold colors, polish original floors, and stage rooms to show function. Plan professional photography that highlights mantels, trim, built‑ins, and ceiling height.

Quick, preservation‑friendly fixes buyers notice

• Windows. Repair original wood sash and add interior or exterior storm windows for comfort rather than replace outright. See NPS guidance on historic windows within their efficiency and resilience resource.
• Porches. Repair rather than enclose, and confirm COA needs before any change to visible elements.
• Weatherproofing. Target air sealing and attic insulation where you can improve comfort without harming historic fabric. NPS best practices apply.
• Roofing and gutters. Solve leaks and preserve rooflines and trim. A sound roof reduces buyer hesitation even if every dollar does not return at resale.
• Lead paint. If present, use lead‑safe work practices and follow the EPA’s lead disclosure rules when you list.

Staging and storytelling that sell

Buyers of historic homes respond to story as much as square footage. Capture and present:

• Professional photos centered on original features. Show floor plans, pocket doors, mantels, heart‑pine floors, transoms, and ceiling heights.
• A concise house history. Document notable owners, period details, and past approved work. Include your COAs and permits in a clean packet.
• Specialty exposure. In addition to the MLS, consider historic‑home interest channels and local preservation networks. Keep transparency about any COA conditions or preservation easements. Explore community events with Historic Athens to time open houses or tours alongside neighborhood moments.

This is where a marketing‑first approach shines. A crafted narrative, tasteful staging, and disciplined photography elevate perceived value and help buyers connect emotionally with your home’s story.

6–18 month timeline you can follow

• Months 0–1: Select a listing agent with historic‑home experience. Order a pre‑listing inspection. Assemble permits, COAs, restoration photos, and paint or testing records. If you are considering visible exterior work, consult the preservation planner about COA needs and timing. Start with the county’s COA FAQs.
• Months 1–3: Handle safety and systems items from the inspection. If exterior work is planned, prepare COA drawings and submit early. The hearing cycle follows the county schedule.
• Months 2–6: Complete light‑touch updates, curb appeal, and window repairs. Neutralize paint, polish floors, and book professional staging and photography. Draft the property narrative and documentation packet.
• Months 3–8: List and market. Use MLS, pro photos, a measured floor plan, and targeted exposure to historic‑home audiences. Be clear about COA history and any easements.
• Months 6–18: If you plan a major, certified rehabilitation before selling, engage the state early. Pursue precertification, track qualified expenses, and confirm program rules and availability with the Georgia Department of Revenue.

Local resources you will use

• Athens‑Clarke County Historic Preservation Commission and COA process: ACCGov Historic Preservation
• COA timing and process details: ACCGov COA FAQs
• Boulevard neighborhood history and context: Boulevard Neighborhood Association
• Preservation events and tours: Historic Athens calendar
• Energy and resilience guidance for historic buildings: National Park Service overview
• Georgia Historic Rehabilitation Tax Credit details: Georgia DOR program page

Ready to list with confidence

Selling a Boulevard home is equal parts care and craft. When you protect the details, prepare the right updates, and tell the home’s story with intention, you invite the right buyers and stronger offers. If you want a boutique, high‑touch plan that pairs preservation‑smart guidance with standout marketing, connect with Alissa Carrier. Let’s make your next chapter a success.

FAQs

What is a COA and why does it matter for my Boulevard home?

• A Certificate of Appropriateness is required before most exterior changes in Athens’ local historic districts, and getting it early prevents delays when you list.

Do I need to replace old windows before selling a historic Athens home?

• Not usually; NPS guidance favors repairing historic wood sash and adding storm windows to improve comfort while preserving character.

How do Georgia historic tax credits work for homeowners planning to sell?

• The state program can provide a credit for qualified, certified rehab work with caps and strict standards, and it typically requires precertification before you start.

What disclosures apply to my pre‑1978 Boulevard house?

• Federal law requires you to provide the EPA/HUD lead pamphlet, share known lead reports, and offer buyers the chance to inspect for lead‑based paint.

How should I price a historic Boulevard home relative to 30601 averages?

• Use a hybrid comp set, adjust for restored period features and systems, and expect more negotiation room than the 2020 to 2021 peak market.

When should I start preparing to sell a historic home in 30601?

• Start 6 to 18 months out to allow for inspections, COA timing, targeted updates, staging, and a well‑planned launch.