Lawrenceville, GA housing market

The largest single-month price move was +3.5% in May 2026, and the largest single-month decline in the window was the -1.1% recorded in August 2026. Neither is dramatic. What is dramatic is the volume trajectory: the 27.0% drop in average monthly sales between the first and last three-month windows is the clearest signal in the dataset that the market is becoming more selective rather than more expensive or cheaper.

Days on market reinforce that read. With 26.6% of sales taking 64 days or longer and only 18.3% closing within a week, the market is not uniformly slow — it is split between properties that move immediately and a long tail that sits. The median of 32 days sits between those two poles, masking a distribution with a heavy slow tail.

At the citywide level, the 12-month median sale price was $388,100 at a median of $174 per square foot, with a median 32 days on market across 1,997 transactions that carried a DOM value. The most recent month in the series, August 2026, closed at a median sale price of $394,450 — $6,350 above the 12-month median — on 140 sales. The market's price ceiling and floor within the observed window were set in consecutive spring-to-summer months: the trough month was April 2026 at a median of $376,990, and the peak month was June 2026 at $400,000, a $23,010 spread between them.

Volume and price moved in opposite directions over the year. The peak volume month was October 2025 with 227 sales; the trough was May 2026 with 123. The three most recent months (June, July, August 2026) averaged 140 sales per month against 191 per month in the first three months of the window (September, October, November 2025), a 27.0% decline in the three-month average. Over that same stretch the median price rose 1.1% from the first month to the last, and the most recent three months came in 3.6% above the prior three. Fewer transactions cleared, but they cleared at higher prices — the signature of a market where the marginal seller is holding price rather than chasing volume.

Supply tells the other half of the story. August 2026 ended with 953 active listings against 291 pending sales and 138 closings, producing 6.9 months of supply. In October 2025 — the peak sales month — there were 844 active listings, 259 pendings, and 227 closings, or 3.72 months of supply. Active inventory is up by 109 listings year over year while monthly closings fell by 89, and the pending-to-active ratio has drifted from 0.3069 to 0.3052 even as the absolute pending count rose from 259 to 291. The market absorbed more contracts in August 2026 than it did in October 2025, but it listed far more homes than it could convert.

The 30045 corridor behaves differently. Water Oak Estate has 22 current listings at a median list price of $412,182.50 but a median 90 days on market, and Martin Springs holds 11 listings at $438,980 with a median of just 22 days — the fastest median marketing time among the city's larger inventory pockets. The Springs at Rockhouse, in the same ZIP, sits at $384,900 across 5 listings with a median 138 days, one of the slowest readings in the snapshot.

The 30044 subdivisions combine mid-market pricing with the longest marketing times. Windwood Estate has 15 current listings at a median list price of $356,231 and a median 138 days on market. Horizon holds 15 listings at $439,000 with a median 102 days and a median $326.64 per square foot — the highest per-square-foot asking figure among the city's larger subdivisions, which implies a much smaller typical unit than the price alone suggests. Flowers Crossing, at $389,500 across 10 listings, moves in a median 35 days. At the slow end of 30044, the Arbors at Sugarloaf shows a median 181 days on market across 4 listings at $264,500, Regal Forest 160 days across 3 listings at $369,200, and Stratford Square 138 days across 8 listings at $546,950.

The price extremes are thin and should be read as such. The highest median list prices in the city are Sterling Ridge at $1,699,900 (5 current listings, median 16 days on market, $384.69 per square foot) and Windsor Farms at $1,581,500 (4 listings, 76 days, $363.06 per square foot), both in 30046. Brookwood Springs in 30044 lists at a median $1,075,995 across 4 listings with a median 38 days. At the other end, Overlook Green in 30044 carries a median list price of $212,499.50 across 4 listings but a median 132 days on market, and Rock Springs in 30043 asks a median $229,900 across 3 listings yet shows a median of just 8 days — the second-fastest reading in the snapshot despite being the second-cheapest. Trent Village (30044) and Sandalwood (30046) both list at a median $239,900, with Trent Village at 71 days and Sandalwood at 64.

The fastest-moving listings in the snapshot are almost all small-sample subdivisions: Woodland Lane Estate in 30043 at a median 3 days across 3 listings ($405,500), Prospect Estate in 30043 at 4 days across 4 listings ($364,990), Laurel Oaks in 30044 at 5 days across 3 listings ($365,000), Rock Springs at 8 days, and the Moorings at River Park in 30044 at 9 days across 3 listings ($374,900). None of these carries enough active inventory to treat the median as a stable market signal, but collectively they show that correctly priced listings in the $365,000–$405,000 range are still clearing quickly even as the citywide median marketing time sits at 32 days and 26.6% of all sales took 64 days or longer.

By price band, the 350–400K range is the center of gravity with 28.3% of transactions. The three bands from 300–350K through 400–450K together account for 1,282 of 2,003 sales — roughly 64% of the entire market — while the 1M+ band accounts for just 20 sales and everything above 650K combined accounts for 68. The market's liquidity is overwhelmingly in the $300,000–$450,000 corridor.

That concentration has a direct behavioral consequence visible in the negotiation data. Of the 1,992 transactions that carried a list price, 70.8% closed below list, 23.1% closed at list, and 6.1% closed above. The 350–400K band alone recorded 151 sales at exactly list price and 102 at 4% below, the two largest single cells in the entire negotiation matrix. The 400–450K band added another 81 at list and 75 at 4% below. In other words, the market's dominant price band is also its most disciplined: sellers there are pricing to a narrow, well-understood range and buyers are meeting them within a few percentage points of it.

Where the market is not concentrated is at the top. The 1M+ band shows 20 sales spread across discount buckets from more than 20% below list to exactly list, with 4 sales at list and 4 at 2% below — no clustering, no dominant outcome. The same fragmentation appears in the 250–300K band, where 26 of 148 sales closed at list but 9 closed more than 20% below. The middle of the market has a center; the tails do not.

Condo data (21 sales, $265,000 median, 35-day median DOM, 96.36% sale-to-list) points to a small, slower-moving niche, but with 21 observations the margin of error is wide enough that no operational conclusion should be drawn. The "Others" segment — 35 sales, $370,000 median, 50-day median DOM, 93.60% sale-to-list — is the weakest-priced segment in the dataset and the slowest, but its $0 median $/sqft reading indicates the source could not resolve square footage for these records, so any per-foot comparison is unavailable.

What this means in practice: a seller of a detached home in Lawrenceville is operating in a market where the median transaction closes in under a month at roughly 97.4% of asking. A townhouse seller is operating in a materially different market — nearly seven weeks to contract and a median discount more than twice as deep. These are not the same negotiation.

Bedrooms: the 3- and 4-bedroom core, and the 5-bedroom penalty

The bedroom distribution is remarkably concentrated. Three-bedroom homes (752 sales, 37.9%) and four-bedroom homes (755 sales, 38.1%) together represent 76.0% of all transactions — a near-perfect split. The 12-month median for a 3-bedroom was $350,000; for a 4-bedroom, $405,900. That $55,900 step for one additional bedroom is the single largest structural price increment in the dataset.

Five-bedroom homes (329 sales, 16.6%) carry a $490,000 median — another $84,100 above the 4-bedroom figure — but they are the slowest-selling bedroom group at a median of 38 days, and they are the only segment above three bedrooms where the median sale-to-list ratio (97.52%) does not improve on the 3-bedroom baseline. The 5-bedroom segment is where Lawrenceville's price ladder starts to outrun its buyer pool: the homes are large, the price is high, and the closing timeline stretches.

The genuinely counterintuitive finding sits at the top. Homes with six or more bedrooms — only 86 sales, 4.3% of the market — posted the fastest median DOM of any bedroom group at 20 days, the strongest median sale-to-list ratio at 97.60%, and a $527,000 median price. A segment that small (86 transactions) can be skewed by a handful of well-priced or unusually desirable properties, so this should be treated as a signal worth watching rather than a settled pattern. But the direction is consistent across three independent measures — speed, pricing power, and price level — which is harder to dismiss than a single-metric outlier.

At the bottom, homes with two or fewer bedrooms (60 sales, 3.0%) had a $271,500 median, a 33.5-day median DOM, and the weakest sale-to-list ratio of any bedroom group at 96.49%. Small homes in Lawrenceville are not the fast-moving entry product they are in denser markets; they sit longer and discount more than the 3-bedroom core.

The 3-bed/2-bath combination is the market's center of gravity. It accounts for 661 sales — 33.4% of all transactions — at a $348,000 median, 1,805 median square feet, 29-day median DOM, and 97.22% sale-to-list. Any buyer or seller benchmarking "the Lawrenceville market" is really benchmarking this configuration.

Bathrooms: the price ladder is steepest at the top

Bathroom count is a more powerful price differentiator than bedroom count at the upper end. Two-bath homes dominate at 1,167 sales (58.9%) with a $360,000 median. Three-bath homes (613 sales, 30.9%) jump to $432,200 — a $72,200 step. Four-bath homes (144 sales, 7.3%) reach $528,102.50, and five-bath homes (33 sales, 1.7%) hit $750,000.

The velocity story runs the other way. Two-bath homes sold in a median of 29 days; three-bath in 34; four-bath in 44.5 — the slowest bathroom group with a meaningful sample. The four-bath segment is where Lawrenceville's largest homes sit, and they are taking roughly two weeks longer to sell than the two-bath core. Five-bath homes (33 sales) and six-plus-bath homes (3 sales) are too thin to characterize; the six-plus group's $1,488,000 median and 16-day median DOM rest on three transactions and should not be cited as a market rate.

The most useful cross-tab is beds-and-baths together. A 4-bed/2-bath home (424 sales, 21.4%) sold at a $399,000 median in 28 days at 97.28% of list. A 4-bed/3-bath home (310 sales, 15.6%) sold at $420,000 in 32 days at 96.65%. The third bathroom adds $21,000 in median price but costs four extra days on market and 0.6 points of pricing power — a genuinely marginal trade for a seller deciding whether to add a bath before listing. By contrast, moving from 3-bed/2-bath ($348,000, 29 days) to 4-bed/2-bath ($399,000, 28 days) adds $51,000 with no velocity penalty at all. In Lawrenceville's data, the fourth bedroom is worth more than the third bathroom.

The 6+ bed / 3-bath combination is the standout: 33 sales, $499,500 median, 3,653.5 median square feet, and a 10-day median DOM at 100.0% of list — the only beds-and-baths cell in the dataset where the median home sold at full asking price. With 33 transactions this is a small sample, but a 100% median sale-to-list ratio is a notable reading.

Square footage: the dataset's structural gap

The dataset does not provide a square-footage band distribution. It provides an average of 2,450 square feet across all sales and median square footage within beds-and-baths cells, but no standalone size-band table. This dataset does not contain sufficient information to calculate sales, median price, $/sqft, DOM, and sale-to-list by square-footage band. What can be said is that median square footage rises predictably with bedroom count — 1,805 sqft at 3-bed/2-bath, 2,400 at 4-bed/2-bath, 2,959 at 5-bed/3-bath, 3,653.5 at 6+ bed/3-bath — and that the market-wide median $/sqft of $174 sits below the townhouse median of $181 and above the condo median of $164.

Year built: the 1980s–1990s core and the new-build discount

Lawrenceville's resale market is anchored in late-20th-century construction. Homes built 1980–1999 account for 874 sales — 44.0% of the market — and they are the best-performing cohort on nearly every measure: $385,000 median price, 22-day median DOM (the fastest of any era), and 97.59% median sale-to-list (the strongest of any era). This is the segment where Lawrenceville's supply is deepest and its buyer demand is most reliable.

The 2000–2009 cohort (445 sales, 22.4%) is the second-largest at a $380,000 median, but it sells in a median of 34 days at 96.77% of list — 12 days slower and 0.8 points weaker than the 1980s–1990s stock at a slightly lower median price. That is a meaningful gap for two decades of construction that are, on paper, newer.

The 2020-and-newer cohort is the largest surprise. At 352 sales (17.7%) it is the third-largest era group, with a $420,000 median price — second only to the 2010–2019 cohort's $421,070 — but it is the slowest-selling era in the dataset at a median of 51 days and carries the weakest median sale-to-list ratio at 96.41%. New construction in Lawrenceville is taking roughly seven weeks to close and conceding more than 3.5% off list at the median. The 2010–2019 cohort (118 sales, 5.9%) is the highest-priced era at $421,070 but sells in a median of 32.5 days at 97.11% of list — a materially better outcome than the 2020+ group at a nearly identical price point.

Pre-1950 stock (3 sales) and 1950–1979 stock (195 sales, 9.8%, $335,000 median, 30-day median DOM, 96.63% sale-to-list) round out the picture. The 1950–1979 cohort is the lowest-priced era with a meaningful sample and the second-weakest on sale-to-list, consistent with an older, smaller, more maintenance-exposed housing stock.

The pattern worth flagging: the newest homes in Lawrenceville are not the fastest-selling or the strongest-priced. The 1980s–1990s cohort outsells the 2020+ cohort by 29 days at the median and holds 1.2 percentage points more of its list price. Whether that reflects new-build competition from builder inventory, premium pricing on new product, or lot and location differences cannot be determined from this dataset — but the velocity gap is large and consistent.

HOA: a 15% price gap and a 10-day velocity gap

HOA status splits the market 60.6% with HOA (1,214 sales) to 39.4% without (789 sales). The median price gap is substantial: $410,000 with HOA versus $356,500 without, a 15.0% difference. But the more operationally significant gap is speed. HOA properties sold in a median of 36 days; non-HOA properties in 26 days. Non-HOA homes also held slightly more of their list price — 97.40% versus 96.77%.

This is the opposite of the naive reading. HOA properties carry a higher median price but sell 10 days slower and discount 0.63 percentage points more. The most defensible interpretation from the data alone is compositional: HOA-governed properties in Lawrenceville skew toward newer, larger, higher-priced subdivisions, and the higher price point itself is associated with longer marketing times — the same pattern visible in the 5-bedroom and 4-bath segments. The dataset does not contain HOA fee amounts, so the cost of the HOA itself cannot be evaluated. What can be said is that HOA properties had a higher median sale price and a longer median time on market in the observed transactions — not that the HOA caused either.

For a buyer, the practical implication is that non-HOA inventory moves faster and is more competitive; for a seller, an HOA property requires a longer marketing runway and a more realistic initial list price.

Price bands: the $350K–$400K gravity well

The market's center of mass is unambiguous. The $350,000–$400,000 band contains 567 sales — 28.3% of all transactions — the single largest concentration in the dataset. The adjacent $300,000–$350,000 band (355 sales) and $400,000–$450,000 band (360 sales) bracket it almost symmetrically. Together, the $300,000–$450,000 range accounts for 1,282 sales, or 64.0% of the market.

Liquidity thins rapidly above $500,000. The $500,000–$550,000 band has 124 sales; $550,000–$600,000 has 70; $600,000–$650,000 has 39. Above $650,000 the market fragments into single-digit and low-double-digit bands — 10 sales at $650K–$700K, 16 at $700K–$750K, 8 at $750K–$800K, 3 at $800K–$850K, 5 at $850K–$900K, 4 at $900K–$950K, 2 at $950K–$1M, and 20 at $1M+. The entire $650,000-and-above market is 68 transactions, or 3.4% of sales.

Negotiation behavior varies sharply by band, and the pattern is not linear. In the $350,000–$400,000 band, 151 of 567 sales (26.6%) closed at exactly list price and 102 (18.0%) closed 4% below — the deepest single discount bucket in the band. In the $400,000–$450,000 band, 81 of 360 sales (22.5%) closed at list and 75 (20.8%) closed 4% below. The $300,000–$350,000 band shows 81 of 355 (22.8%) at list and 51 (14.4%) at 4% below.

The bands where sellers held firmest are the mid-market ones. In the $500,000–$550,000 band, 31 of 124 sales (25.0%) closed at list. In the $550,000–$600,000 band, 22 of 70 (31.4%) closed at list — the highest at-list share of any band with a meaningful sample. Above $1M, 4 of 20 sales closed at list and 4 closed 2% below, with the remainder spread across discounts from 4% to more than 20% — a genuinely bimodal distribution where a handful of properties transact near ask and the rest negotiate hard.

At the bottom, the $250,000–$300,000 band shows the widest spread of outcomes: 26 of 148 sales (17.6%) at list, 21 (14.2%) at 4% below, 15 (10.1%) at 8% below, and 9 (6.1%) more than 20% below. Lower-priced Lawrenceville inventory is the least predictable to price.

Where the market is most liquid: $350,000–$400,000, by a wide margin. Where negotiation is strongest: the $250,000–$300,000 band, where 9 sales closed more than 20% below list. Where sellers hold firmest: $550,000–$600,000, where nearly a third of sales closed at full asking. Where the market is thinnest: everything above $650,000, where 68 total sales across twelve months means individual transactions can move the median substantially.

Where buyers have the most room. The 250–300K band is the most concession-heavy segment in the dataset. Of its 148 sales, 9 closed worse than −20%, 4 at −20%, 5 at −18%, 8 at −16%, and 8 at −14% — meaning 34 sales (roughly 23% of the band) closed at least 14% below list. Only 26 closed at list and just 10 closed above. The 300–350K band shows a similar pattern at larger scale: 355 sales, with 81 at list but 45 at −2%, 47 at −4%, and 51 at −6%, plus 22 at −10% and 18 at −12%. Buyers shopping in the $250K–$350K corridor are negotiating in the deepest discount pool in Lawrenceville.

Where sellers retain pricing power. The 350–400K band — the dominant band at 28.3% of all sales — is the most balanced. Of its 567 sales, 151 closed at list (the largest single at-list count in the dataset), 102 at −4%, 64 at −6%, and 63 at −8%. Premiums exist here too: 15 at +2%, 4 at +4%, 4 at +6%, 2 at +8%, 2 at +10%, and one each at +12% and +18%. The 400–450K band is similarly disciplined: 81 at list, 75 at −4%, 56 at −6%, and only 4 sales worse than −16%. These two bands together account for 927 sales — nearly half the market — and they are where list prices are most often validated by the closing.

The luxury tier behaves differently. In the 1M+ band (20 sales), 4 closed at list and 4 at −2%, but 2 closed worse than −20%, 1 at −20%, 1 at −18%, and 2 at −14%. The 750–800K band (8 sales) shows 3 at −8%, 2 at −4%, 1 at list, and 1 at +2%. These are small samples — the 1M+ band represents 1.0% of transactions — so the dispersion reflects individual negotiations more than a segment-wide pattern.

By property type, single-family homes posted the strongest median sale-to-list at 97.4% across 1,661 sales. Townhouses trailed at 95.6% across 286 sales, condos at 96.4% across 21 sales, and the "Others" category at 93.6% across 35 sales. The townhouse gap is the most actionable: a 1.8-point spread versus single-family on a $359,000 median price implies roughly $6,500 more in typical concession for townhouse sellers.

By era of construction, the 1980–1999 cohort (874 sales, 44% of the market) posted the strongest median sale-to-list at 97.6%, while 2020+ construction (352 sales) posted the weakest at 96.4%. The 2010–2019 cohort sat at 97.1% across 118 sales. Newer homes are conceding more, not less — a counterintuitive finding that likely reflects builder-inventory competition rather than resale dynamics.

By bedroom count, the ≥6-bedroom segment (86 sales) posted the strongest median sale-to-list at 97.6%, and the ≤2-bedroom segment (60 sales) the weakest at 96.5%. The 5-bedroom segment (329 sales) was close behind at 97.5%. The 3- and 4-bedroom segments — 1,507 sales combined — clustered at 97.2% and 96.8% respectively.

By HOA status, homes with an HOA (1,214 sales) posted a median sale-to-list of 96.8% versus 97.4% for homes without (789 sales). HOA properties also carried a higher median price ($410,000 vs. $356,500) and a longer median DOM (36 vs. 26 days). This is a correlation in the observed transactions, not evidence that HOA status causes either outcome — HOA communities in Lawrenceville skew newer and larger, which independently affects both price and velocity.

Velocity. Of 1,997 sales with DOM data, 18.3% closed within 7 days and 31.0% within 14 days. The 0–7 day bucket alone contains 366 sales — the largest single bucket. At the other end, 532 sales (26.6%) took 64 days or longer, and 73.4% closed within 63 days. The market is not uniformly fast or slow; it is barbelled. A 7-day close and a 64-day-plus close are both common outcomes, and the middle (22–56 days) is comparatively thin at roughly 24% of sales combined.

The fastest segments by median DOM are ≥6-bedroom homes (20 days, 86 sales), 1980–1999 construction (22 days, 874 sales), and single-family homes (28 days, 1,661 sales). The slowest are 2020+ construction (51 days, 352 sales), the "Others" property type (50 days, 35 sales), and 5-bedroom homes (38 days, 329 sales). The 3-bed/3-bath combination was the single fastest bed-bath pairing at a 10-day median across 33 sales — a small sample, but the only segment in the dataset to post a 100.0 median sale-to-list ratio.

Price. The 12-month median sale price was $388,100. The peak monthly median was $400,000 in June 2026; the trough was $376,990 in April 2026 — a spread of $23,010, or 6.1% of the trough. The largest single month-over-month move was +3.5% in May 2026. The most recent month, August 2026, posted a median of $394,450, down 1.1% from July. Over the full window, the median moved just 1.1% from the first month to the last. The three months ending August 2026 averaged a median 3.6% above the prior three months, and 1.4% above the prior six — a modest upward drift in the most recent quarter despite the volume decline.

The volume-price divergence. The market's two most recent high-price months (June 2026 at $400,000, July 2026 at $399,000) coincided with some of the lowest volume months in the dataset (152 and 127 sales). The highest-volume month (October 2025, 227 sales) posted a median of $381,900 — below the 12-month median. In this window, higher prices and higher volume did not move together.

Supply. Active listings climbed from 844 in October 2025 to 953 in August 2026, while months of supply rose from 3.72 to 6.9. The pending-to-active ratio fell from 0.3069 to 0.3052 over the same span, but peaked at 0.43 in May 2026 before retreating. New listings peaked at 394 in April 2026 and fell to 278 by August 2026. The market entered the window with roughly 3.7 months of supply and exited with 6.9 — a near-doubling of the supply cushion, driven more by softening closings than by a surge in new inventory.

What cannot be established. With only 12 months of history, this dataset cannot distinguish a recurring seasonal pattern from a one-time sequence of events. The October 2025 volume peak and the April 2026 price trough are observed facts, not confirmed seasonal norms. The dataset does not contain multi-year seasonality, so any claim that Lawrenceville "always" peaks in October or "always" troughs in April would be unsupported.

Where relative value sits. The 350–400K band is the deepest pool in the market — 567 sales, 28.3% of all transactions — and it is also where negotiation is most available in absolute terms: 102 sales cleared 4% below list and 151 cleared at list. The 300–350K band is similarly liquid (355 sales) with 81 at list and 47 at 4% below. For buyers who want a lower entry point with real transaction depth, the 250–300K band offers 148 sales with a median price of 271,500 for the ≤2-bedroom segment and 265,000 for the 2-bed/2-bath combination — the lowest median price of any bed/bath pairing in the dataset. On a per-square-foot basis, single-family homes at a 12-month median of $172/sqft undercut townhouses at $181/sqft, even though townhouses carry a lower headline median price ($359,000 vs. $399,900). Buyers comparing the two should note that the townhouse discount is partly a size discount, not purely a price discount.

What buyers should watch. Three specific segments carry elevated risk of overpaying or of a slow resale. First, 2020-or-newer construction: 352 sales, a 12-month median price of $420,000, a 51-day median DOM, and the weakest sale-to-list ratio in the era breakdown. Second, HOA properties: 1,214 sales at a 12-month median of $410,000 with a 36-day median DOM, versus 789 no-HOA sales at $356,500 with a 26-day median DOM — HOA homes took ten more days to sell and conceded more on price. That is an observed association, not proof that HOA status causes the gap, but it is a consistent pattern across 2,003 transactions. Third, the 64+ day DOM bucket, which accounts for 532 sales, or 26.6% of the 1,997 transactions with DOM data — more than one in four homes that sell takes over nine weeks to do so.

So what: A Lawrenceville buyer should treat the 350–400K single-family band as the liquidity core, target townhouses and 2020-or-newer homes when seeking concessions, and budget time rather than assume a quick close — 26.6% of sales took 64 days or longer.

Does pricing matter more in some segments? The price-band data suggests it does at the top and the bottom. In the 350–400K band, 151 of 567 sales closed at list and 102 closed 4% below — a tight, high-volume cluster. In the 1M+ band, only 4 of 20 sales closed at list and the remainder spread across discounts from 2% to more than 20%, with 2 sales more than 20% below. The 250–300K band shows a similar dispersion at the low end: 26 at list but 9 more than 20% below. The middle of the market clears predictably; the tails do not.

New construction versus existing housing. The 2020-or-newer cohort — 352 sales, 17.7% of the market — carries a 12-month median price of $420,000 against $385,000 for 1980–1999 stock, yet sells 29 days slower and at a lower percentage of list. Newer homes are commanding a price premium but paying for it in time on market and negotiation. The 2010–2019 cohort, by contrast, achieved the highest median price of any era at $421,070 across 118 sales with a 32.5-day median DOM — a smaller but better-performing newer segment.

HOA dynamics. HOA properties accounted for 1,214 sales (60.6%) at a 12-month median of $410,000 and a 36-day median DOM; no-HOA properties accounted for 789 sales (39.4%) at $356,500 and a 26-day median DOM. HOA homes sold for 15.0% more in median terms but took ten additional days and conceded slightly more on price (96.8% vs. 97.4% of list). The price gap is an association within these transactions, not evidence that HOA status produces higher prices.

So what: A Lawrenceville seller with 1980–1999 single-family stock in the 3–4 bedroom range is positioned in the fastest, closest-to-ask segment; a seller of a townhouse or a 2020-or-newer home should plan for a median marketing period near 48–51 days and price with the expectation of a below-list close.

Where homes are sitting. Of 1,997 transactions with DOM data, 532 — 26.6% — took 64 days or longer. Another 108 took 50–56 days and 78 took 57–63 days. The 0–7 day bucket captured 366 sales (18.3%) and the 8–14 day bucket 253 (31.0% cumulative within 14 days). The market is bimodal: a large fast cohort and a substantial slow cohort, with a thinner middle. Agents should expect that roughly a quarter of listings will require a 60-day-plus marketing plan.

Where negotiation margins are largest. Townhouses at 95.6% of list and the 2020-or-newer cohort at 96.4% offer the widest observed concessions among segments with meaningful sample sizes. The 1M+ band shows the widest dispersion — 20 sales spread from at-list to more than 20% below — but the sample is too small to build a strategy on. The 4-bath segment, at 96.9% of list across 144 sales, is a larger and more usable concession pocket.

Competitive and underserved segments. The 350–400K single-family band is the most competitive: 567 sales, 151 at list, and a 12-month median DOM of 28 days for single-family overall. Underserved in the sense of thin activity: condos (21 sales), the sub-250K bands (57 sales combined), and everything above 650K (54 sales combined). These are not necessarily opportunities — thin volume can reflect thin demand — but they are where competition for listings is lowest.

Where shifts are occurring. Active listings rose from 844 in October 2025 to 953 in August 2026, while months of supply moved from 3.72 to 6.9. The pending-to-active ratio fell from 0.3069 to 0.3052 over the same comparison, and the three most recent months averaged 140 sales per month against 191 per month in the first three months of the window — a 27.0% decline. Median price held roughly flat, moving from a 2026-04 trough of $376,990 to a 2026-06 peak of $400,000 and settling at $394,450 in August 2026. The shift is in absorption, not price.

So what: An agent should build listing inventory in the 300–500K single-family band where 46% of transactions occur, prepare sellers for a 60-day-plus contingency on roughly a quarter of listings, and treat the rising months-of-supply trend as a signal to set list prices with less headroom than a year ago.

Discounts and clearing-price variation. Townhouses cleared at a 12-month median of 95.6% of list — the widest discount among property types with scale — and the 2020-or-newer cohort at 96.4% across 352 sales. The 1M+ band shows the largest spread between asking and clearing, with 20 sales ranging from at-list to more than 20% below, but that sample is small. The most usable discount pocket at scale is the 4-bath segment at 96.9% of list across 144 sales.

Older housing stock. The 1980–1999 cohort is the largest era segment at 874 sales (44.0%) with a 12-month median price of $385,000, a 22-day median DOM, and 97.6% of list. The 1950–1979 cohort — 195 sales, 9.8% — carries the lowest median price of any era at $335,000. Older stock here is not slow stock; it is the fastest-selling inventory in the dataset, which matters for anyone modeling hold time.

Price trends. The 12-month median price moved from $390,000 in September 2025 to $394,450 in August 2026, a span change of 1.1%. The three months ending August 2026 averaged a median 3.6% above the prior three months, and the six-month comparison was 1.4% higher. The peak month was June 2026 at $400,000 and the trough was April 2026 at $376,990. Prices are range-bound, not trending.

What deserves further investigation. The observable characteristics worth diligence are: the 250–350K band for acquisition depth (503 sales), the 1980–1999 stock for fast resale (22-day median DOM), townhouses for the widest clearing discount (95.6% of list), and the 64+ day DOM cohort — 532 sales, 26.6% of transactions — which is where extended hold times and price reductions are most likely to appear. This dataset contains no rental, income, or expense data, so no yield, cap rate, or return figure can be calculated from it.

So what: An investor should focus diligence on the 250–350K single-family and 1980–1999 cohorts for depth and velocity, treat townhouses and 2020-or-newer stock as the segments where asking-to-clearing gaps are widest, and recognize that with city-level concentration at 100%, any geographic risk management has to happen at the ZIP and subdivision level.

3. Townhouses command the highest price per square foot in Lawrenceville while selling for the lowest share of list price. Townhouses posted a median $181 per square foot against $172 for single-family homes, yet their median sale-to-list was 95.6% — the weakest of any property type with meaningful volume — and they took a median of 48 days to sell versus 28 for single-family. Buyers are paying more per foot for townhouses and negotiating harder to get there.

4. HOA properties sell for 15.0% more but take 10 more days to sell. The 1,214 sales in HOA communities had a median price of $410,000 versus $356,500 for the 789 non-HOA sales — a $53,500 gap. But HOA homes also carried a median of 36 days on market versus 26 days without an HOA, and a slightly weaker median sale-to-list (96.8% versus 97.4%). The HOA premium in price comes with a liquidity cost.

5. The $350,000–$400,000 band is the center of gravity — and it behaves differently from every band around it. With 567 sales, it accounts for 28.3% of all transactions. Within it, 151 sales closed at exactly list price and 102 closed 4% below, making it the most "at-list" band in the market. The adjacent $400,000–$450,000 band (360 sales) shows the same pattern — 81 at list, 75 at −4% — but the $300,000–$350,000 band (355 sales) is more dispersed, with 81 at list but 51 at −6% and 47 at −4%.

6. Above $500,000, negotiation discipline tightens sharply. In the $500,000–$550,000 band, 31 of 124 sales closed at list and 28 at −2%; in the $550,000–$600,000 band, 22 of 70 closed at list. Discounts deeper than 10% are rare above $500,000 — only 3 sales in the $500,000–$550,000 band and 3 in the $550,000–$600,000 band fell into the −12% bucket. The deep-discount behavior that characterizes the $250,000–$350,000 range largely disappears at the top of the market.

7. Six-bedroom-plus homes are the fastest-selling segment in the city. The 86 sales of homes with six or more bedrooms had a median of 20 days on market — faster than any other bedroom count, including three-bedroom homes at 32 days — and the strongest median sale-to-list at 97.6%. The specific combination of 6+ bedrooms with 3 bathrooms (33 sales) was the single fastest beds/baths pairing in the dataset at a median of 10 days and a median sale-to-list of 100.0%. This is a small but unusually liquid niche.

8. Five-bedroom homes are the slowest-selling bedroom count. The 329 five-bedroom sales carried a median of 38 days on market — six days slower than four-bedroom homes (30 days) and 18 days slower than 6+ bedroom homes. Within the five-bedroom group, the 97 sales with four bathrooms were slowest at 44 days. The largest-volume bedroom segments (three and four bedrooms, together 75.9% of sales) both sell faster than the five-bedroom tier.

9. The 2020+ housing cohort is the only era where the newest homes are not the most expensive per transaction. Homes built 2010–2019 posted the highest median price of any era at $421,070 (118 sales), edging out 2020+ construction at $420,000 (352 sales). The 2010–2019 cohort also sold faster (32.5 days versus 51) and at a stronger share of list (97.1% versus 96.4%). The newest stock is not commanding the price premium that the prior decade's stock does.

10. Months of supply has nearly doubled year-over-year while pending-to-active ratios have held steady. In August 2026 there were 953 active listings and 6.9 months of supply, against 844 active listings and 3.72 months of supply in October 2025. Yet the pending-to-active ratio was essentially unchanged — 0.3052 in August 2026 versus 0.3069 in October 2025. Inventory has built up without a corresponding collapse in the rate at which listings go under contract.

Supply-side momentum points the same direction as the volume decline. Active listings rose from 844 in October 2025 to 953 in August 2026, and months of supply rose from 3.72 to 6.9 over the same comparison. New listings in August 2026 were 278, down from 386 in July 2026 and 394 in April 2026. Pending sales were 291 in August 2026 against 259 in October 2025, and the pending-to-active ratio was 0.3052 versus 0.3069 a year earlier — essentially flat.

Negotiation behavior across the full 12 months shows sellers conceding in the majority of transactions: of 1,992 sales with a recorded list price, 70.8% closed below list, 23.1% at list, and 6.1% above list. The distribution of those concessions is concentrated rather than extreme — the largest single bucket in the overall price-change distribution is 0% at 461 sales, followed by −4% at 348 and −6% at 264.

What the data supports is a market where transaction volume has contracted materially, inventory has accumulated, and median price has drifted modestly higher across the window while remaining essentially flat from the first month to the last. What the data does not support is any projection of where price or volume goes next; the dataset covers 12 months of history and does not contain forward-looking indicators, mortgage rates, or multi-year seasonality.

Are Lawrenceville home prices rising or falling? Prices are modestly higher. The 12-month median moved from $390,000 in September 2025 to $394,450 in August 2026, a 1.1% span change. The most recent three months averaged 3.6% above the prior three months, and the 12-month peak median of $400,000 occurred in June 2026.

How fast do homes sell in Lawrenceville? The 12-month median days on market was 32. Of 1,997 tracked sales, 18.3% went under contract within 7 days and 47.3% within 28 days, while 26.6% took 64 days or longer.

What is the median price per square foot in Lawrenceville? The 12-month median was $174 per square foot, based on an average home size of 2,450 square feet. Townhouses carried the highest median at $181 per square foot, followed by single-family homes at $172 and condos at $164.

How much inventory is available in Lawrenceville right now? In August 2026 there were 953 active listings, 278 new listings, 291 pending sales and 138 closings, equal to 6.9 months of supply. A year earlier, October 2025 showed 844 active listings and 3.72 months of supply.

Are Lawrenceville homes selling below asking price? Yes, most are. Of 1,992 transactions with a list price on record, 70.8% closed below list, 23.1% closed at list and 6.1% closed above list. The median single-family sale-to-list ratio was 97.4%.

Which property type sells fastest in Lawrenceville? Single-family homes moved fastest with a 12-month median of 28 days across 1,661 sales. Townhouses took a median of 48 days, condos 35 days and other property types 50 days.

What types of homes dominate the Lawrenceville market? Single-family homes made up 82.9% of the 2,003 sales, townhouses 14.3%, condos 1.0% and other types 1.7%. The single-family median price was $399,900 versus $359,000 for townhouses and $265,000 for condos.

Which price band has the most Lawrenceville sales? The $350,000–$400,000 band was the most active with 567 sales, or 28.3% of the market. It was followed by the $400,000–$450,000 band with 360 sales and the $300,000–$350,000 band with 355 sales.

Where can Lawrenceville buyers negotiate the largest discounts? Deep discounts cluster in the lowest price bands. In the $200,000–$250,000 band, 9 sales closed more than 20% below list and 4 closed exactly 20% below; in the $250,000–$300,000 band, 9 closed more than 20% below and 4 closed at 20% below. These are small counts, so treat them as directional rather than definitive.

Which Lawrenceville price band is most competitive? The $350,000–$400,000 band produced the most above-list outcomes, with 15 sales at +2%, 4 at +4% and 4 at +6%. It also had the largest single cluster of at-list closings at 151. The $300,000–$350,000 band followed with 17 sales at +2%.

How do Lawrenceville homes with an HOA compare to those without? Homes with an HOA had a 12-month median price of $410,000 versus $356,500 for homes without one, a 15.0% gap. HOA properties also took longer to sell, with a median of 36 days versus 26 days for non-HOA homes.

Which era of Lawrenceville housing is priced highest? Homes built 2010–2019 had the highest median price at $421,070 across 118 sales. Homes built 2020 or later followed at $420,000, while the lowest median was $335,000 for homes built 1950–1979.

Which era of Lawrenceville housing sells fastest? Homes built 1980–1999 sold fastest with a 12-month median of 22 days across 874 sales — 44.0% of all transactions. The slowest were 2020-or-newer homes at a median of 51 days.

How many bedrooms should a Lawrenceville buyer target for the fastest sale? Homes with six or more bedrooms sold fastest at a median of 20 days across 86 sales, and also posted the highest median price at $527,000. Five-bedroom homes were the slowest at 38 days across 329 sales.

What is the median price of a 3-bedroom home in Lawrenceville? Three-bedroom homes had a 12-month median price of $350,000 across 752 sales, or 37.9% of the market. The most common configuration, 3 bedrooms with 2 baths, accounted for 661 sales at a median of $348,000.

What is the median price of a 4-bedroom home in Lawrenceville? Four-bedroom homes had a 12-month median price of $405,900 across 755 sales, or 38.1% of the market. The 4-bed/2-bath layout was the most common at 424 sales with a $399,000 median.

How much do Lawrenceville's largest homes sell for? Homes with six or more bedrooms and four or more baths had a 12-month median of $705,000 across 23 sales, with a median size of 5,100 square feet. Six-bed/3-bath homes sold at a $499,500 median with a median of 10 days on market.

Which Lawrenceville ZIP code has the most expensive listings? Among current active listings, ZIP 30046 contains the highest-priced subdivisions: Sterling Ridge at a $1,699,900 median list price and Windsor Farms at $1,581,500. Both are small samples of 5 and 4 active listings respectively.

Which Lawrenceville subdivisions have the most active listings? Steeplechase (30043) leads with 28 active listings at a $664,900 median list price and 30 days on market, followed by Highland Oaks (30043) with 23 listings at $485,990 and Water Oak Estate (30045) with 22 listings at $412,182.50.

Which Lawrenceville subdivisions have the lowest list prices? Overlook Green (30044) has the lowest median list price at $212,499.50 across 4 active listings, followed by Rock Springs (30043) at $229,900, Trent Village (30044) at $239,900 and Sandalwood (30046) at $239,900.

Which Lawrenceville subdivisions sell fastest? Woodland Lane Estate (30043) shows the shortest median days on market at 3 days across 3 active listings, followed by Prospect Estate (30043) at 4 days and Laurel Oaks (30044) at 5 days. These are very small samples and should be read as snapshots, not trends.

Which Lawrenceville subdivisions take longest to sell? Arbors at Sugarloaf (30044) shows the longest median days on market at 181 days across 4 active listings, followed by Regal Forest (30044) at 160 days, The Springs at Rockhouse (30045) at 138 days, Stratford Square (30044) at 138 days and Windwood Estate (30044) at 138 days.

Which Lawrenceville subdivision has the highest price per square foot? Sterling Ridge (30046) leads at $384.69 per square foot across 5 active listings, followed by Windsor Farms (30046) at $363.06 and Horizon (30044) at $326.64. Rock Springs (30043) has the lowest at $149.24 per square foot.

Is the Lawrenceville market slowing down? Sales volume has cooled. The most recent three months averaged 140 sales per month versus 191 per month in the first three months of the period, a 27.0% decline. Months of supply rose from 3.72 in October 2025 to 6.9 in August 2026.

When did Lawrenceville sales peak and trough over the past year? Sales peaked at 227 closings in October 2025 and bottomed at 123 in May 2026. On price, the 12-month peak median was $400,000 in June 2026 and the trough was $376,990 in April 2026.

What was the largest single-month price move in Lawrenceville? The largest month-over-month median price change was +3.5% in May 2026. The most recent month, August 2026, moved -1.1% from July 2026.

How many Lawrenceville homes are under contract right now? In August 2026 there were 291 pending sales against 953 active listings, a pending-to-active ratio of 0.3052. That ratio has drifted down from a 12-month high of 0.43 in May 2026.

What is the total dollar volume of Lawrenceville home sales? Lawrenceville recorded $823,177,000 in total sales volume across 2,003 transactions during the 12 months ending August 2026. The strongest single month was October 2025 at $90,629,624.

What share of Lawrenceville homes sell at or above asking price? 29.2% of the 1,992 transactions with a recorded list price closed at or above list — 23.1% at list and 6.1% above. The remaining 70.8% closed below list.

Which Lawrenceville property type offers the weakest sale-to-list ratio? Other property types posted the weakest 12-month median sale-to-list ratio at 93.6% across 35 sales, followed by townhouses at 95.6%. Single-family homes were strongest at 97.4%.

Do newer Lawrenceville homes sell for closer to asking price? No. Homes built 2020 or later had the weakest median sale-to-list ratio at 96.4% across 352 sales, while 1980–1999 homes were strongest at 97.6% across 874 sales. Newer homes also took longer to sell, at a median of 51 days versus 22 days.

How competitive is the Lawrenceville market for buyers right now? With 6.9 months of supply in August 2026 and 70.8% of sales closing below list over the past 12 months, buyers hold meaningful leverage. The pending-to-active ratio of 0.3052 in August 2026 is well below the 0.43 peak recorded in May 2026.

What is the most common home size in Lawrenceville? The average home sold in Lawrenceville over the past 12 months measured 2,450 square feet, with an average of 3.8 bedrooms and 2.8 baths. The 3-bed/2-bath configuration was the single most common layout at 661 sales.