Parkview

The Neighborhood Kirkwood Buyers Discover Second

Parkview is what happens when you love Kirkwood’s eastside feel but can’t stomach the price tag. It sits directly south of Hosea L Williams Drive and stretches east toward East Lake Golf Club, same era houses, same tree-lined streets, roughly $100K less on the median. Most people don’t find Parkview on purpose. They search Kirkwood, see the prices, and their agent says, “Have you looked one neighborhood south?”

The area was developed in the 1920s and 1930s as Atlanta’s eastside expanded along the streetcar lines. It never had its own commercial district, which kept it purely residential from the start. That hasn’t changed. There’s no corner store, no coffee shop, no restaurant with a patio. It’s houses and trees and quiet. If that sounds boring, this isn’t for you. If it sounds like relief, keep reading.

What the Houses Actually Look Like

The housing stock is mostly Craftsman bungalows and small cottages from the 1920s-1940s. They’re smaller than what you’ll find in Kirkwood on average, many in the 1,000 to 1,500 square foot range, with 2 or 3 bedrooms. Lot sizes run 4,000 to 7,000 square feet, which is modest but enough for a fenced yard and a patio.

Unrenovated homes show their age: original single-pane windows, galley kitchens, one bathroom, and knob-and-tube wiring in the oldest examples. Renovated versions open up the floor plan, add a primary suite, and update the kitchen. The bones are generally solid: poured concrete or brick pier foundations, old-growth framing, hardwood floors under the carpet.

Pricing in 2025 breaks down like this:

• $275K-$350K: Unrenovated or minimally updated bungalows. Solid for buyers willing to do a renovation over time or investors looking to flip. At this price inside the perimeter, you’re getting real value.
• $350K-$425K: Updated homes with new kitchens, refinished floors, and modern mechanicals. Some have added square footage. This is the sweet spot for most owner-occupants.
• $425K-$500K: Fully renovated homes with additions, usually 1,600+ square feet, or occasional new construction on infill lots. These compete with lower-end Kirkwood pricing but with more lot for the money.

You won’t see much new construction here. The lots are mostly built out, and the neighborhood hasn’t attracted the infill developers the way Kirkwood and East Atlanta have. That keeps the character intact.

Schools and Family Life

Parkview is served by Atlanta Public Schools. Toomer Elementary (in Kirkwood) and Burgess-Peterson Academy are the closest elementary options, depending on your exact address. Some families in the area choose charter schools. Atlanta Neighborhood Charter School (ANCS) and Drew Charter School both draw from eastside neighborhoods. For middle and high school, the APS feeder pattern sends students to King Middle School and Maynard Jackson High School.

The residential calm makes it a natural fit for families with young kids. Streets are low-traffic, and most blocks have sidewalks on at least one side. Bessie Branham Park in Kirkwood (with its playground, pool, and ball fields) is a short drive or bike ride away.

Commutes and Connections

Parkview is car-dependent for daily errands, but commuting isn’t bad. You’re 10 minutes from Decatur Square, 15 from downtown Atlanta, and East Lake MARTA station is about a mile east. I-20 access via Moreland Avenue or East Lake is straightforward for east-west commutes.

Biking is reasonable on the residential streets, though there’s no dedicated bike infrastructure within the neighborhood itself. The PATH trail system is accessible nearby, and some residents bike north to Kirkwood for errands. MARTA bus Route 107 along Hosea L Williams provides bus access along the northern edge.

The East Lake Golf Club Edge

East Lake Golf Club borders Parkview to the east, creating a permanent green buffer. That land isn’t getting developed, ever. If your backyard faces the course, you get borrowed scenery and privacy that’s rare intown. The East Lake neighborhood on the other side has seen significant investment, and some of that appreciation energy spills west into Parkview.

The TOUR Championship (PGA Tour) comes to East Lake annually, bringing temporary road closures in late August. If you’re on the eastern edge, you’ll notice. The rest of the neighborhood is unaffected.

Honest Tradeoffs

The biggest downside is the lack of walkable amenities. You’re driving for everything: coffee, groceries, dinner. Kirkwood’s strip on Hosea L Williams is the closest option (5 minutes), and East Atlanta Village is about the same distance south. Kroger on Moreland handles grocery runs.

Street lighting can be sparse on some blocks. The neighborhood doesn’t have a strong commercial tax base, so infrastructure improvements come slower than in more visible neighborhoods. Some streets have deferred maintenance on sidewalks and curbs.

On the positive side: parking is never an issue, noise is minimal, and you’re surrounded by established trees and owner-occupied homes. The community is stable and low-drama.

Where to Look First

The streets closest to Hosea L Williams give you the easiest walk to Kirkwood’s commercial strip. The eastern edge near East Lake Golf Club offers the best tree canopy and privacy. The interior streets (Second Avenue, Howard Street, and Parkview Avenue) represent the core and tend to have the most consistent housing quality. Drive all of them before deciding.

Data sources: Zillow, Redfin, Walk Score. Prices reflect 2025 market conditions and are subject to change.