Recommended cards:
The GTX970 memory issue is rather complex, however I'm still recommending this card. I'll discuss at the end. Otherwise, the GTX980 gets about 15% higher frame rates but the difference in price between my recommend 980 and 970 is 66%.
(With such a price difference SLI becomes an interesting option. i.e. 2xGTX970 but many pros/cons to that.)
GTX970:
http://pcpartpicker.com/part/evga-video-card-04gp42974kr
GTX980:
http://pcpartpicker.com/part/evga-video-card-04gp42983kr
Memory issue of GTX970:
For reasons not worth discussing, the last 512MB of the GTX970's 4GB (4096MB) runs much slower. If a game uses under 3.5GB this is not an issue. If it populates any of the slower memory it MAY be an issue.
The tricky part is how the game and/or Windows handles this when a particular game is running. It's POSSIBLE to populate with infrequently accessed data and move the data there into the faster memory if needed. This already happens in our systems but using the main memory (DDR3) to buffer data then move to the Video memory for faster access.
Extensive testing has suggested a minimal frame rate drop on average which is fine (relative to what it would have been if that memory was full access speed).
*HOWEVER, other testing has shown there are situations where a game can STUTTER but it's very, very difficult to determine how common this will be as well as whether this is an easily fixable situation (Windows or NVidia driver update? Future games are much better at moving memory pools?). It's also important to note that it's currently difficult to find games that use more than 3.5GB so hard to predict how common this will be once games use more than 3.5GB on a regular basis.
**My analysis is that overall it's a MINOR ISSUE so I'm still recommending the GTX970. In particular the above EVGA model for about $335.