Planning your move to ABODE at Magnolia Bluff? Our FAQ page is here to answer your most common questions about leasing, pet-friendly living, community amenities, maintenance services, parking, and move-in details. Whether you're exploring our thoughtfully designed threeor-four bedroom townhomes in Flowery Branch or preparing to make ABODE at Magnolia Bluff your new home, you'll find helpful information to make your leasing journey simple, informed, and stress-free.
Leasing And Application
Applying at ABODE at Magnolia Bluff is simple! Browse our available floorplans, select your preferred home, and click Apply Now to begin your online application. Once submitted, our leasing team will review your application and follow up within 24-72 hours. Upon approval, you will sign your lease electronically and pay your move-in costs to secure your home.
Most applications are reviewed within 24-72 hours of submission. Our leasing team will contact you with a decision and any next steps.
To complete your application, you will need:
- A valid government-issued photo ID
- Proof of income (see acceptable income sources below)
- Application fee
Applicants must have a combined household income of at least 3x times the monthly rent. For example, for a $2,294 apartment, a minimum income of $6,882 per month is required.
We accept:
- 60 days most recent pay stubs
- Most recent previous years tax returns (self-employed)
- Official offer letter on employer letterhead and dated within 30 days of application
- Bank statements from the last 60 days
- Other: Pension or retirement income: most recent pension distribution statement or income verification letter from pension provider’s website
- Court-ordered alimony or child support payments: copy of court order.
- Proof of government payments (welfare, disability, social security): most recent benefit statement or benefit verification letter
- Proof of self-employment income: most previous year’s tax return AND most recent personal bank statement. Tax return must include Schedule C that will reflect net profit or loss for a business. If a profit, divide the amount by 12; this will be the monthly income.
- Proof of student loan (only 1/3 of the amount can be counted as income)
If one applicant is approved and another is not, the approved applicant may qualify individually if they meet income requirements on their own. Please contact our leasing office to discuss your options.
No, we do not offer short-term leases at our community. Contact our leasing office for current availbility and pricing.
We offer flexible lease terms ranging from 12 to 18 months. Current available terms include 12, 13, 14, 15, 16, 17 and 18 months. Contact our leasing office for pricing by term length.
We offer discounts or incentives for employees of:
- Hall County Schools
- Kubota
- Delta
- UPS
- Southern Company
- Mars/Wrigley (this is over near the Falcons camp)
- The Falcons training center
- Hall County Government Offices
- Northeast Georgia Medical
- First Responders
- Military
Contact our leasing team to learn more about your exclusive benefit.
A written notice of at least 60 days is required prior to your move-out date. Please refer to your lease agreement for full details.
On move-in day, you will use our self-guided move-in process, complete a home condition checklist, and review community guidelines. All move-in costs must be paid in full before keys are released. Return your inspection form within 48-72 hours.
Before moving out, please schedule a walkthrough, return all keys and garage remotes, and ensure the home and yard are in original condition. Deposit processed within 30 days per state law.
Yes, a security deposit is required at ABODE at Magnolia Bluff. Please contact the leasing office for more information on the deposit.
Your deposit is refundable, minus any deductions for damages beyond normal wear and tear, outstanding balances, or cleaning fees. Refunds are processed within 30 days of move-out per applicable state law.
All residents must maintain renter's insurance with a minimum liability coverage of $300,000. Proof of coverage must be uploaded to the Foxen resident portal prior to move in. We also offer coverage through Foxen.
We offer:
- In-Person Guided Tour: Meet with a leasing professional.
- Self-Guided Tour: Explore at your own pace during leasing hours.
- Virtual Tour: View our community online anytime.
ABODE at Magnolia Bluff offers 3-bed and 4-bed townhomes at 1,814 sq. ft. with attached two car EV ready garages. Visit our floorplans to explore all layouts.
Our Laurel Floorplan is a 3-bed/2.5-bath townhome with an open loft. Our Georgia Floorplan is a 4-bed/2.5-bath townhome with a fourth enclosed bedroom versus the loft. All of our floorplan options offer a 2-car EV ready garage and a private fenced in backyard. Visit our floorplans for full layout details.
Absolutely -- we will do our best to show you your specific unit if available. If the home is not quite ready to show, we offer tours of representative model homes. Your unit will be freshly cleaned and move-in ready.
Both of our floorplans feature floor-to-ceiling windows that maximize natural light. Ask our leasing team for the sunniest options!
Our apartments feature 9-foot ceilings throughout. In both our Laurel and Georgia Floorplan, the master bedroom offers vaulted ceilings -- ask our team for availability.
Our Laurel and Georgia Floorplans both include a flex space usable as a den, home office, or storage area.
Every home is professionally cleaned and inspected before move-in. Appliances and fixtures will be in brand new or like-new condition. Please complete your move-in inspection within 24-48 hours.
Absolutely! We will note your preferences -- such as a corner lot, cul-de-sac, close to amenity, etc. Our team will do their best to match you.
Availability changes quickly! We recommend submitting your application or placing a hold as soon as possible. Contact our leasing office for current availability.
Our leasing team will present you with comparable alternatives matching your preferences for example, specific floorplan, view, or location.
We will notify you approximately 90-120 days before your lease expiration with renewal options. To renew, accept the renewal offer and sign your renewal agreement online or contact the leasing office.
Utilities and Payments
Rent can be paid securely through our Resident Portal online portal using debit, credit, or ACH bank transfer. Visit our portal online.
Rent is due on the 1st of each month. A late fee will be applied on the 4th if rent is not received by the 3rd.
In addition to monthly rent, residents are responsible for gas and electric (billed through provider directly), water (billed based on usage to your account monthly), smart home bundle, internet/cable (AT&T) and pet rent (if applicable).
Early termination is possible with 60 days' written notice. An early termination fee will apply. Please review your lease or contact our office.
We recommend setting up utilities 1 week before move-in:
- Electricity: Jackson EMC
- Water/Sewer: Community Billed
- Gas: Gas South
- Internet: AT&T
ABODE at Magnolia Bluff is wired for high-speed internet (fiber).
Internet service is available through AT&T. Contact the leasing office for our AT&T representative.
Complimentary Wi-Fi is available in the leasing office and the pool area.
Electricity is provided by Jackson EMC. Contact them at 1-855-939-3531 or https://www.jacksonemc.com/. We recommend doing this 1 week before move-in.
Yes! Our professional maintenance team is available to assist. Standard maintenance Monday-Friday; emergency maintenance 24/7.
Submit requests through the Resident Portal or call our leasing office at 470-778-4355. For emergencies, select the "emergency maintenance" prompt immediately.
Standard requests are typically completed within 1-3 business days. Complex repairs may take longer -- we will communicate any delays. Emergencies are prioritized.
Inside Your Home
No, we do not offer furnished or corporate apartments at our community.
All homes include a full-size washer and dryer.
All homes at ABODE at Magnolia Bluff include:
- Appliances: Stainless steel refrigerator, gas range, dishwasher, microwave
- Countertops: Quartz
- Flooring: Luxury Wood-style plank flooring in living areas/carpet in bedrooms
- Other Features: Subway tile backsplash, soft-close cabinetry, walk in shower in master
All townhomes include a private patio and fence in backyard.
Per fire safety regulations, open flame/charcoal grills are not permitted on patios or balconies. Electric grills are permitted.
No. Subletting and short-term rental platforms such as Airbnb, VRBO, or similar services are not permitted per your lease agreement.
Paint requests require prior written approval. Any approved colors must be returned to original at move-out, or a repainting fee will apply.
Yes! Standard hanging using nails or small anchors is permitted. Excessive damage beyond normal wear and tear may result in deductions from your security deposit.
ABODE at Magnolia Bluff offers:
- Smart thermostat
- Keyless entry/smart locks
- Smart garage door functions
No, we do not offer USB outlets and modern electrical setups.
Submit a maintenance request through the Resident Portal as soon as possible. Our team will address it within 1-3 business days. For urgent issues (e.g., water leak, HVAC failure), call emergency maintenance immediately.
Community Amenities
ABODE at Magnolia Bluff is a neighborhood-style community with amenities including:
- Resort-Style Pool and Cabana
- 2 Dog Parks
- On-Site Professional Management
- Professionally Maintained Landscaping
- Local Community Events
Amenity areas are for residents and approved guests only:
- No glass in pool areas
- Guests must be accompanied by a resident
- Clean up after pets in all outdoor areas
- Observe posted hours and quiet hours
Full community standards are in your lease and welcome packet.
The leasing office is open Monday-Friday; 10am-6pm and Saturday; 10am-5pm.
The pool is open from 9am-10pm. Hours may be adjusted seasonally -- check the resident portal or contact the office for updates.
Our pool is open approximately May through October. We will notify residents in advance.
Yes! ABODE at Magnolia Bluff features landscaped green spaces and two dog parks available for all residents.
No, we do not offer elevators at our community.
Each home includes an EV ready attached 2-car garage and private driveway. Additional guest/overflow parking is available throughout the community.
Parking is private to each home via dedicated driveway and garage. Your home's parking is exclusively yours -- no separate reserved parking program.
Each home includes a 2-car garage and driveway, accommodating 2 vehicles. Additional street parking is available first-come throughout the community. Motorcycles are subject to vehicle count limits.
No, we do not offer on-site recycling at our community.
Trash is collected curbside on Tuesdays. Bins should be placed at the curb by 6:00am and returned to your garage after pickup.
Packages are delivered directly to your front door or the parcel lockers at the on-site mail center.
No, we do not offer additional storage options at our community.
Your attached garage is the ideal place to store bicycles securely.
Yes. Quiet hours are 10:00 PM to 8:00 AM daily. We ask all residents to be respectful of neighbors.
You will have full access to all amenities beginning on your move-in date. Your key fob will be activated at your move-in appointment.
Pet and Guest Policies
Yes! We welcome pets at ABODE at Magnolia Bluff. We allow up to 2 pets per home. Breed and weight restrictions may apply -- see our full pet policy.
We welcome cats and dogs:
- Max pets: 2 per home
- One-time pet fee per home/per pet
- Monthly pet rent per pet
- Weight limit: No weight limit
- Breed restrictions: contact the leasing office for a full list of breed restrictions
- Yard responsibility: Residents must maintain a clean yard, including prompt pet waste removal.
Yes! Each resident may bring up to 2 guests at a time. Residents are responsible for ensuring guests follow all community rules. Guests must be accompanied by a resident at all times.
Yes! Guests may use your driveway / designated guest parking areas around the community. Please be mindful of neighbors and avoid blocking driveways or fire lanes.
Guests are welcome to stay for up to 14 consecutive days or 30 days per calendar year without prior approval. Extended stays require written approval. Long-term guests may need to apply as an additional occupant.
Your Neighborhood
ABODE at Magnolia Bluff is nestled in Flowery Branch, GA, offering the feel of a quiet residential neighborhood with easy access to I-85 and I-985, Shopping, Resturants, Falcons Training Facility.
Yes! Nearby grocery options:
- Publix - 3.3 Miles
- Kroger - 2.7 Miles
- Target - 3.3 Miles
- Walmart - 8.6 Miles
- Sams - 8.6 Miles
Nearby dining options include:
- Chick-fil-a: 3.3 Miles
- Antebellum Restaurant: 4.5 Miles
- Cabos Mexican Grill: 2.7 Miles
- Fish Tales: 5.2 Miles
- Chilis: 3.3 Miles
See our full neighborhood map online.
Nearby coffee options:
- Lucky Goat: 3.5 Miles
- Whole Being Cafe: 4.5 Miles
- 7 Brew Coffee: 6.8 Miles
- Dunkin Donuts: 3.3 Miles
Highlights near ABODE at Magnolia Bluff include:
- Flowery Branch Community Center: 4.4 Miles
- Top Golf: 12.3 Miles
- Andretti Indoor Karting & Games: 12.3 Miles
- Spout Springs Sports Complex: 1.1 Miles
- Cherokee Bluffs Park: 4.4 Miles
- Chateau Elan Winery & Resort: 7.2 Miles
Residents enjoy easy access to:
- Cherokee Bluffs Park: 4.4 Miles
- Flowery Branch Bay Park: 5 Miles
The commute from ABODE at Magnolia Bluff to Northeast GA Medical Center: 4.7 Miles
ABODE at Magnolia Bluff is served by Hall County School System:
- Elementary: Spout Springs Elementary
- Middle: Cherokee Bluff Middle
- High School: Cherokee Bluff High
For more options visit GreatSchools.org or contact Hall County School District directly.