How To Buy a Parking Lot in Atlanta: A Step‑by‑Step Local Guide

Buying a parking lot in Atlanta, Georgia is very different from buying a single-family house or a condo. You’re dealing with commercial real estate, zoning rules, traffic patterns, and often downtown or neighborhood politics.

Whether you live in Atlanta or are looking to invest from out of town, this guide walks through how buying a parking lot works specifically in Atlanta—from where to look, to zoning, to city contacts, to what to watch out for.

1. Understand What “Buying a Parking Lot” Really Means in Atlanta

When people say they want to buy a parking lot in Atlanta, they might mean:

• An existing, operating parking lot (with or without gates, meters, or attendants)
• A vacant lot or underused property they plan to convert to parking
• A portion of a larger mixed-use project (for example, owning a level of a garage or the surface lot component)
• A garage structure (multi-level parking deck)

In Atlanta, these tend to fall into a few common categories:

• Downtown / Midtown structured parking – decks and garages serving offices, hotels, stadiums
• Surface lots in neighborhoods – think Old Fourth Ward, West Midtown, Grant Park, etc.
• Parking around transit – near MARTA stations like North Springs, Lindbergh Center, or West End
• Event-oriented parking – around venues like Mercedes‑Benz Stadium, State Farm Arena, and near Georgia State University

Before you start calling brokers:

• Decide what type of parking asset you want (surface lot vs. deck, urban core vs. neighborhood).
• Decide if you want income now (buying an operating lot) or a development play (turning land into parking, or parking now and future development later).

2. Where to Start Your Search in Atlanta

Work With Local Commercial Real Estate Pros

Parking lots are usually sold through commercial brokers, not typical residential agents.

Look for:

• Commercial real estate brokerages that focus on:
  • Retail and urban infill
  • Hospitality and mixed-use
  • Land and redevelopment
• Brokers that mention experience in Downtown, Midtown, Buckhead, and around stadiums or universities

Common ways to find them:

• Search for “Atlanta commercial real estate broker parking” or “Atlanta land broker”
• Check membership directories of:
  • Atlanta Commercial Board of REALTORS®
  • Urban Land Institute Atlanta District Council

You do not need to name a broker here to get started, but you’ll likely want one before you make offers.

Look at Online Commercial Listing Platforms

Many Atlanta parking properties show up as:

• “Land – retail/commercial”
• “Special purpose”
• “Parking / garage”

You can filter for Fulton County, DeKalb County, or specific ZIP codes like 30303 (Downtown), 30308 (Midtown), 30309 (Midtown/Buckhead border), and so on.

Watch for Off‑Market Opportunities

In Atlanta, some parking lots—especially near popular venues or in fast-growing areas—change hands off market (no public listing). Ways people find these:

• Networking with local investors and developers
• Talking to existing lot operators (signs often show a management company with a phone number)
• Asking brokers to approach owners of specific lots you’re interested in

3. Learn Atlanta’s Zoning and Land‑Use Rules for Parking

You can’t assume a piece of land can stay a parking lot forever—or easily become one. The City of Atlanta’s zoning and land‑use rules are crucial.

Key City Offices and Resources

Most zoning and permitting issues run through:

• City of Atlanta – Department of City Planning
  55 Trinity Ave SW
  Atlanta, GA 30303
  Main line (City Hall): generally accessible via the City of Atlanta’s main switchboard

• Office of Zoning & Development (within City Planning)
  Handles zoning verification, rezonings, and special use permits.

You can check zoning information via:

• The City of Atlanta’s online zoning map (searchable by address or parcel ID)
• Fulton County and DeKalb County tax assessor property records (to confirm ownership and basic property details)

Zoning Basics That Matter for Parking Lots

Depending on where the parking lot is, the zoning district might be:

• C‑ (Commercial) – various retail and commercial categories
• M‑ (Mixed Use) – often urban corridors and high‑density areas
• Special districts and overlay districts, like:
  • SPI‑1 (Downtown Special Public Interest District)
  • SPI‑16 and SPI‑17 (Midtown)
  • BeltLine Overlay District

Each has its own rules on:

• Whether surface parking lots are allowed
• Structured parking design standards (where the driveway can go, how the deck must be screened, etc.)
• Parking maximums and minimums (some areas discourage large surface lots)

Before you get too far:

1. Pull the zoning for the parcel.
2. Confirm parking is a permitted use in that zoning district.
3. Check if there are overlays (Downtown, Midtown, BeltLine) that affect parking design, entrances, or maximum spaces.

If you’re unfamiliar with zoning, many buyers hire a land‑use attorney or planning consultant in Atlanta to interpret the rules.

4. Check Whether the Parking Use Is Legal and Conforming

Buying an existing lot does not automatically guarantee you can keep operating it as is.

Things to review:

• Is the current parking use legal?
  • Was it properly permitted originally?
  • Are there any outstanding code violations?
• Is it a “legal nonconforming use”?
  • Some older lots were allowed under old rules but no new lots like them would be.
  • You may be allowed to keep operating but not expand or reconfigure much without new approvals.
• Are there agreements tied to the lot?
  • Shared parking agreements with nearby buildings
  • Easements for driveways, pedestrian access, or utilities
  • Leases or licenses with businesses, event venues, or institutions

Your commercial real estate attorney can order a title search to uncover easements and recorded agreements.

5. Understand Revenue Potential in Atlanta Neighborhoods

Atlanta’s demand for parking varies block by block. What you can charge per space depends heavily on location and use patterns.

Common Parking Demand Drivers in Atlanta

• Office and business districts

  • Downtown (Peachtree Center area, Government District)
  • Midtown (around Peachtree St NE, Tech Square)
  • Buckhead (Lenox, Phipps, Peachtree Rd corridor)

• Sports and entertainment

  • Mercedes‑Benz Stadium
  • State Farm Arena
  • Georgia World Congress Center
  • Fox Theatre
  • Atlanta BeltLine Eastside and Westside Trails

• Universities and medical centers

  • Georgia State University (Downtown)
  • Georgia Tech (Midtown)
  • Emory Midtown, Grady Health, Northside, Piedmont Hospital corridors

• Transit hubs

  • Major MARTA stations with park‑and‑ride use or nearby commercial activity

A local parking lot in:

• Downtown / Stadium area might lean heavily on event parking and weekday commuters.
• Midtown or Tech Square may have higher daily rates and night/weekend activity.
• Neighborhoods near BeltLine segments might see evening and weekend spikes from restaurants, bars, and trail visitors.

Quick Comparison: Surface Lot vs. Parking Deck in Atlanta

6. Run the Numbers Like a Commercial Investment

Buying a parking lot in Atlanta is usually an income property decision. You’ll want to analyze it like a small business.

Key items to evaluate:

Income Side

• Daily / hourly parking revenue
• Monthly parking contracts (commuters, residents, local businesses)
• Event parking premiums (Falcons, United, concerts, conventions)
• Any advertising or ancillary income (billboards, EV charging fees)

Verify:

• Bank statements or financial records from the current owner
• Signed contracts with parking operators (if in place)
• Seasonality patterns (for example, more revenue during sports seasons or certain conference periods)

Expense Side

Common expenses for an Atlanta lot:

• Property taxes
  • Fulton County or DeKalb County, depending on location
• Insurance (liability and property)
• Maintenance and repairs
  • Paving, striping, lighting, fence repairs
• Security
  • Lighting upgrades, cameras, or occasional security personnel, especially in higher‑traffic or downtown areas
• Management / operator fees
  • If a third‑party parking company runs day‑to‑day operations
• Utilities
  • Lighting, payment kiosks, gate mechanisms
• City fees or permits
  • Signage permits, driveway permits, potential inspection fees

Use a basic pro forma:

• Net Operating Income (NOI) = Gross Income – Operating Expenses
• Cap rate (NOI ÷ Purchase Price) to compare with other Atlanta commercial investments

7. Decide How You’ll Operate the Parking Lot

You don’t have to manage the lot yourself. In Atlanta, there are two main approaches:

1. Self‑Management

You (or your team):

• Set rates
• Collect payments (pay stations, mobile apps, or attendants)
• Handle maintenance and security arrangements
• Respond to customer issues and disputes

This can give you more control and can lower management costs, but it requires more involvement and systems.

2. Third‑Party Parking Operator

A parking management company runs the lot for you. They typically:

• Install and manage equipment (gates, pay machines, signs)
• Enforce parking rules and handle tickets/towing coordination
• Market the lot to event‑goers, businesses, and monthly parkers
• Collect revenue and remit your share under a management or lease agreement

Compensation structures can include:

• Flat fee
• Percentage of revenue
• Base rent + revenue share

If you go this route, have your attorney review the management agreement, especially around:

• Term length and exit options
• Capital improvement responsibilities
• Liability and insurance requirements

8. Financing a Parking Lot Purchase in Atlanta

Parking lots are commercial properties, so financing usually comes from:

• Commercial banks (often regional banks with a strong Atlanta presence)
• Credit unions with commercial lending departments
• Private lenders or investor partnerships

Expect:

• Commercial loan underwriting, which focuses on:
  • Property income (current and projected)
  • Your financial strength and experience
  • Location and long‑term outlook of the area
• Higher down payments than typical residential purchases (often 20–30% or more)
• Potential request for:
  • Environmental reports (Phase I Environmental Site Assessment)
  • Appraisal based on income and comparable sales

Because parking lots can be redeveloped later, some buyers also pursue bridge loans or short‑term financing, especially if they plan a larger project (mixed‑use, apartments, hotel) down the line.

9. Due Diligence Steps Specific to Atlanta Parking Lots

Once you find a property and negotiate a contract, build in a due diligence period. For a parking lot in Atlanta, focus on:

1. Title and Legal

• Title search for:
  • Easements (driveways, shared access, utilities)
  • Use restrictions
  • Liens or pending legal actions
• Check for any existing leases or operating contracts you’ll be required to honor after closing.

2. Zoning & Permitting

• Written zoning verification from the City of Atlanta, if needed
• Confirm:
  • Parking is allowed as a primary use
  • Any conditions or limits on number of spaces, hours, lighting, or access
  • Requirements within special districts (Downtown, Midtown, BeltLine, etc.)

3. Environmental and Site Conditions

Even if it’s “just asphalt,” always consider:

• Environmental history
  • Was the site formerly a gas station, industrial facility, or auto repair shop?
• Drainage and flooding concerns
  • Some parts of metro Atlanta are prone to heavy runoff during storms
• Condition of pavement and lighting
  • Cracking, potholes, faded striping
  • Outdated or insufficient lighting that may affect safety and liability

4. Neighborhood and Future Development

Atlanta changes quickly. Look into:

• Nearby rezonings, new projects, or planned transit improvements
• Whether nearby land is likely to increase or reduce demand for your parking
• Any City of Atlanta or neighborhood plans that discourage large surface lots in that area

This information can often be found by:

• Reviewing Neighborhood Planning Unit (NPU) agendas and materials
• Contacting the City of Atlanta Department of City Planning for area plans

10. Coordinate With Local Government as Needed

You might need to interact with several local entities, depending on your project.

Key Government Contacts

• City of Atlanta Department of City Planning
  55 Trinity Ave SW, Atlanta, GA 30303
  Handles zoning, site plans, and land use questions.

• Office of Buildings (within City Planning)
  For building permits, electrical permits (lighting), and any structural work (for decks).

• Fulton County or DeKalb County Tax Assessor’s Offices

  • Confirm ownership, assessed value, and tax history.
  • Fulton County Government Center: 141 Pryor St SW, Atlanta, GA 30303

• Atlanta Department of Transportation (ATLDOT)
  For:

  • Curb cuts (driveways to your lot from public streets)
  • Public right‑of‑way issues (sidewalks, signage near the street)

When in doubt, a local land-use attorney or engineer can help you coordinate with these departments efficiently.

11. Special Situations: Event, Shared, and Mixed‑Use Parking

Event‑Focused Parking Near Stadiums and Arenas

If your lot is near:

• Mercedes‑Benz Stadium
• State Farm Arena
• Georgia World Congress Center

Expect:

• Heavy peak demand on event days
• Possible traffic management requirements (barricades, police direction, specific ingress/egress)
• Needing clear signage and pricing adjustments for events

Some owners partner with nearby bars, restaurants, or event organizers to pre‑sell spaces or create bundled parking deals.

Shared Parking in Mixed‑Use Areas

In places like Midtown, Buckhead, or along the Atlanta BeltLine, shared parking is common:

• Office users by day, restaurant patrons by night
• Residents and retail customers sharing a garage

If your lot or deck is part of a mixed‑use development, understand:

• Who has guaranteed spaces, by contract or zoning condition
• Any City‑required shared parking arrangements
• How maintenance and security costs are split

12. Practical Step‑by‑Step Checklist

Here is a simple, Atlanta‑specific sequence to keep you on track:

1. Clarify your goal

   • Surface lot vs. deck
   • Income only vs. income + future redevelopment

2. Engage an Atlanta commercial real estate broker

   • Focus on downtown/urban or land specialists.

3. Identify candidate properties

   • Listed properties + targeted off‑market opportunities.

4. Pre‑check zoning and permitted use

   • Use the City of Atlanta zoning map and confirm parking is allowed.

5. Estimate income and expenses

   • Use real numbers from the seller when possible; otherwise, conservative assumptions based on local rates.

6. Make an offer with a due diligence period

   • Include inspections, zoning confirmation, and review of any existing agreements.

7. Conduct thorough due diligence

   • Title, zoning, environmental, physical condition, and neighborhood trends.

8. Secure financing

   • Work with a lender familiar with Atlanta commercial properties.

9. Decide on operations

   • Self-manage or hire a parking operator; negotiate and review management contracts.

10. Close and set up systems

    • Payment collection, signage, lighting, insurance, and any needed city permits or inspections.

Buying a parking lot in Atlanta can be a solid way to participate in the city’s growth—especially around MARTA, the BeltLine, universities, and major venues—if you respect the zoning rules, run the numbers carefully, and plan for how the area might change over time.