ZIP 30004 housing market

Volume momentum. Sales averaged 72 per month in the first three months (Sep–Nov 2025) and 68 per month in the most recent three (Jun–Aug 2026), a 6.0% decline. The seasonal trough came in February 2026 at 48 closings, consistent with winter slowdowns, while October 2025 led at 81. The pattern is one of steady, moderate thinning rather than a sharp contraction.

The central tension. Prices are rising on a shrinking base of transactions, and the negotiation data explains how: with 71.8% of sales closing below list, buyers are extracting concessions even as headline medians climb. That combination — higher medians, more discounting, fewer sales — points to a market where mix is doing much of the work. The $1M+ segment alone represents 43.0% of all sales, and its median is far above the ZIP-wide figure, so a heavier share of high-end closings lifts the overall median even when individual sellers are conceding.

Speed and selectivity. The DOM distribution is sharply split: 27.8% of homes sold in a week or less, yet 22.8% sat for 64 days or more. This is not a uniformly fast or slow market — it is a market that rewards correctly priced, well-positioned homes with near-instant sales and punishes the rest with extended exposure. Single Family homes moved fastest at a 19-day median DOM, while the "Others" category lagged at 79 days.

Where the market is heading. The data describes a market that is stabilizing at a higher price level while becoming more negotiable at the margin. The 3-month median running 15.0% above the prior three months signals recent strength, but the 11.8% August pullback and 6.0% volume decline caution against reading that strength as uniform. The defining characteristic of ZIP 30004 over this period is bifurcation: a competitive mainstream and a slow, concession-heavy luxury tier operating side by side.

That divergence is the single most important structural fact about 30004. A buyer searching "30004 homes" without specifying a city is searching two different price universes. A seller in Milton is not competing with Alpharetta inventory in any meaningful sense — the buyer pools are different, the price points are different, and the transaction cadence is different.

Price movement within the ZIP. The 12-month median moved from $885,000 in September 2025 to $923,750 in August 2026 — a span change of 4.4%. That modest headline number masks violent month-to-month swings. The median peaked at $1,047,500 in July 2026 and bottomed at $732,500 in November 2025, a range of $315,000. The largest single-month move was December 2025, when the median jumped 22.9%. The most recent month-over-month change was −11.8%, from July's peak to August's $923,750.

Momentum is genuinely positive on a smoothed basis: the median price for the most recent three months (June–August 2026) is 15.0% above the prior three months, and the most recent six months are 9.5% above the prior six. Volume, however, is drifting the other way. The first three months of the window averaged 72 sales per month; the most recent three averaged 68, a decline of 6.0%. Peak volume was October 2025 at 81 sales; the trough was February 2026 at 48.

Price and volume are diverging. Prices are rising on a 3- and 6-month basis while transaction counts soften. That combination — fewer sales at higher prices — is consistent with a market where the mix of what is selling has shifted upward, not necessarily where every home has appreciated. The 1M+ price band alone accounts for 43.0% of all transactions in the ZIP, and the 2020+ construction cohort carries a median of $1,737,500. When higher-priced segments make up a larger share of a shrinking sales pool, the median rises even if individual home values are flat.

Speed and negotiation. The 12-month median days on market was 22. The distribution is bimodal: 27.8% of sales closed within 7 days and 40.1% within 14 days, but 22.8% took 64 days or longer. This is not a uniformly fast market — it is a market where well-priced homes move in under two weeks and a substantial minority sit for two months or more.

Across the 800 transactions with a recorded list price, 71.8% sold below list, 19.0% sold at list, and 9.2% sold above list. The median sale-to-list ratio for single-family homes was 96.9%; for townhouses, 97.6%; for condos, 96.2%. The ZIP's overall posture is a modest buyer's market at the negotiating table, with sellers typically conceding 2–4% off asking.

Property type. Single-family homes dominate at 622 sales (77.1%), with a median of $1,075,000 and a median of $256 per square foot. Townhouses account for 105 sales (13.0%) at a median of $445,000. Condos account for 52 sales (6.4%) at a median of $348,750. The "Others" category — 28 sales (3.5%) — carries a median of $730,000 but a median of $0 per square foot, which indicates missing square-footage data for that segment rather than a genuine zero; treat its per-square-foot figure as unavailable.

Single-family homes were also the fastest-selling type at a median of 19 days, versus 28 days for both townhouses and condos and 79 days for "Others." The 79-day figure for "Others" rests on only 28 transactions and should be read as directional, not definitive.

Housing age. The ZIP's stock is concentrated in two eras: 1980–1999 (278 sales, 35.4%) and 2000–2009 (233 sales, 29.6%). The 1980–1999 cohort is the fastest-selling at a median of 18 days and the least expensive at a median of $770,500. The 2020+ cohort — 72 sales, 9.2% — carries a median of $1,737,500 but takes a median of 37.5 days to sell, the slowest of any era. New construction in this ZIP is priced at a premium and moves at roughly half the pace of the 1980s–1990s stock. The 1950–1979 cohort, just 25 sales, recorded the weakest sale-to-list ratio at 93.5%, but that sample is too small to generalize.

Bedroom configuration. Five-bedroom homes were the fastest-selling segment at a median of 15 days (187 sales), followed by three- and four-bedroom homes at 21 days each. The ≤2-bedroom segment was slowest at 30 days (62 sales). Price scales steeply with bedroom count: ≤2 beds at $377,500, 3 beds at $500,000, 4 beds at $794,900, 5 beds at $1,200,000, and 6+ beds at $1,525,000. The 6+ bedroom segment also posted the weakest sale-to-list ratio at 96.3%, suggesting the top of the bedroom range is where sellers concede the most.

HOA. 82.9% of sales (669 transactions) involved a property with an HOA; 17.1% (138) did not. HOA properties had a lower median price ($835,000) than non-HOA properties ($1,082,500) — a 22.9% gap — but sold faster (21 days versus 27). This is a composition effect, not a causal one: the non-HOA stock in this ZIP skews toward larger, older, higher-priced single-family homes, while HOA properties include the townhouse and condo inventory. HOA properties also achieved a stronger median sale-to-list ratio (97.1% versus 94.5%).

Negotiation by price band. The 1M+ band shows the widest spread of outcomes. Of its transactions, 66 closed at list and 55 closed 4% below list, but 11 closed more than 20% below list and 9 closed more than 20% above. The 750–800K band was the most disciplined: 11 of its transactions closed at list, with the bulk landing between 4% and 8% below. The 450–500K band saw 11 transactions close 4% below list and 7 at list. Across bands, the modal outcome is a 2–8% discount, with the 1M+ segment producing both the largest discounts and the largest premiums — a sign of genuine price discovery at the top of the market.

Where the inventory sits. THE MANOR holds 33 active listings — more than any other subdivision in the snapshot and more than the next three combined. Its median list price is $2,495,000 at $351 per square foot, with a median of 60 days on market. ECHELON holds 12 listings at a median list price of $3,649,999 and a median of 116 days on market. CROOKED CREEK and CROSSROADS AT BIRMINGHAM each hold 9 listings, at median list prices of $599,000 and $1,075,000 respectively. WHITE COLUMNS holds 8 listings at a median list price of $2,899,000 and the highest median per-square-foot figure in the snapshot at $581.

The top of the asking market. MAYFAIR ESTATE carries the highest median list price in the snapshot at $3,947,497.50 across 4 listings, with a median of 45 days on market and $401 per square foot. ECHELON follows at $3,649,999 (12 listings, 116 days), then BLUE VALLEY at $3,474,500 (3 listings, 119 days), WHITE COLUMNS at $2,899,000 (8 listings, 84 days), and THE MANOR at $2,495,000 (33 listings, 60 days). Note the inverse relationship between asking price and listing duration at the very top: MAYFAIR ESTATE, the most expensive, shows the shortest median DOM of this group at 45 days, while BLUE VALLEY and ECHELON — both asking above $3.4M — sit at 119 and 116 days. With only 3 and 12 listings respectively, those two figures are thin and should not be treated as stable.

The bottom of the asking market. FAIRMONT carries the lowest median list price at $124,900 across 3 listings, at $102 per square foot and a median of 47 days on market. HENDERSON PLACE follows at $277,500 (4 listings, 49 days), VILLAGES OF DEVINSHIRE at $310,000 (7 listings, 86 days), PLANTERS RIDGE at $320,000 (7 listings, 75 days), and WINDWARD POINTE at $368,000 (3 listings, 104 days). The spread between FAIRMONT's $124,900 and MAYFAIR ESTATE's $3,947,497.50 is a factor of roughly 32 — the widest internal range any single ZIP in this dataset is likely to produce.

Fastest-moving listings. WINDCREST PARK shows the shortest median days on market at 19, across 3 listings at a median list price of $399,900. GLENVIEW AT ARNOLD MILL follows at 20 days (3 listings, $729,000), THE HERMITAGE at 22 days (3 listings, $1,200,000), HANOVER POINTE at 24 days (6 listings, $456,950), and HAMPTONS GRANT at 33 days (4 listings, $669,949.50). Every one of these figures rests on 3 to 6 listings. They describe current asking behavior, not achieved outcomes, and a single new listing or price cut could move any of them substantially.

Slowest-moving listings. BLUE VALLEY shows the longest median days on market at 119, across 3 listings at a median list price of $3,474,500. WHITTINGTON follows at 118 days (4 listings, $398,500), CROSSROADS AT BIRMINGHAM at 118 days (9 listings, $1,075,000), ECHELON at 116 days (12 listings, $3,649,999), and WINDWARD POINTE at 104 days (3 listings, $368,000). The pattern here is worth noting: the slowest-moving subdivisions are not uniformly expensive. WHITTINGTON at $398,500 and WINDWARD POINTE at $368,000 are among the least expensive subdivisions in the snapshot, yet their listings have sat as long as subdivisions asking eight to nine times more. Price point alone does not explain listing duration in this ZIP.

What the snapshot cannot tell you. Because homes_sold is zero across all 28 subdivisions for the month, this snapshot cannot answer which subdivisions are actually transacting, at what prices, or how close to asking they are closing. Sale-to-list ratios are null for every subdivision. Months of supply is null for every subdivision. The top-5 share of sales is null. Any claim about subdivision-level sales velocity, absorption, or negotiation in ZIP 30004 would require a different dataset than the one supplied here.

By property type. Single-family homes account for 77.1% of transactions, townhouses 13.0%, condos 6.4%, and all other types 3.5%. The top property type alone — single family — represents more than three-quarters of everything that sold in this ZIP over 12 months. Any buyer whose search excludes single-family homes is shopping in a segment that represents less than a quarter of the market.

By price band. The 1M+ band is the single largest concentration in the ZIP at 43.0% of transactions — 347 of 807 sales. No other band comes close: the next largest, 400–450K and 450–500K and 550–600K, each account for 43 sales. The ZIP's transaction base is therefore split between a dominant seven-figure segment and a long tail of sub-$1M bands, each individually small. This is the opposite of a bell-shaped distribution: it is a barbell with a heavy top.

Where the market is actually happening. Combining the layers: the market in ZIP 30004 is overwhelmingly Alpharetta (90.5% of sales), overwhelmingly single-family (77.1%), and disproportionately priced above $1M (43.0%). The median sale price of $875,000 sits below the 1M+ threshold, which means the median transaction is not representative of the largest single block of activity — the median is pulled down by the long tail of sub-$1M sales while the modal transaction is a seven-figure single-family home in Alpharetta.

That distinction matters for anyone using the ZIP's headline median as a benchmark. A seller of a $1.2M Alpharetta single-family home is competing in the segment that represents 43% of transactions, not in the segment the median describes. A buyer targeting sub-$500K is shopping in bands that together account for a minority of activity and where inventory turns over less frequently. The concentration figures explain why the ZIP's median and its most active segment diverge — and why a single ZIP-level statistic cannot describe both.

Price per square foot tells a more nuanced story. Single-family homes posted the highest median at $256/sqft, condos followed at $248/sqft, and townhouses at $235.50/sqft. The single-family premium over townhouses is $20.50/sqft, or about 8.7%. But the condo figure deserves scrutiny: condos sell for roughly one-third the price of a single-family home while commanding nearly the same price per square foot. That means condo buyers are paying single-family-like unit economics on much smaller footprints — a function of shared-building construction costs, amenity packages, and location, not of land value.

The "Others" category — 28 sales, 3.5% of the market — is a statistical outlier that should be treated with caution. Its median price per square foot is reported as $0, which indicates missing or non-conforming square-footage data rather than a genuine zero. Its median sale-to-list ratio of 89.06% is the weakest of any segment, and its median DOM of 79 days is more than four times the single-family figure. With only 28 transactions, this segment is too small to support firm conclusions, but the directional signal — slow, discounted, and data-incomplete — is consistent across every metric.

Liquidity and Negotiation by Property Type

Single-family homes moved fastest, with a median of 19 days on market. Townhouses and condos both sat at 28 days — 47% slower than single-family. The "Others" segment lagged at 79 days.

Sale-to-list ratios reveal where sellers are holding firm and where they are conceding. Townhouses posted the strongest median sale-to-list at 97.62%, meaning the typical townhouse closed at about 2.4% below its list price. Single-family homes followed at 96.90%, condos at 96.19%, and "Others" at 89.06%. The spread between the strongest and weakest segments is 8.56 percentage points — a meaningful gap that translates to real dollars. On a $445,000 townhouse, the 97.62% ratio implies roughly a $10,600 discount from list. On a $348,750 condo at 96.19%, the discount is roughly $13,300. On a $1,075,000 single-family home at 96.90%, the discount is roughly $33,300.

The counterintuitive finding: townhouses, despite being the mid-priced segment, negotiated the smallest discount. That suggests townhouse inventory in this ZIP is tight relative to demand, or that townhouse list prices are set more conservatively. Condos, despite being the cheapest segment, negotiated a wider discount than townhouses — a sign that condo sellers may be overpricing relative to what buyers will pay, or that condo inventory is relatively abundant.

Bedrooms: The 5-Bedroom Sweet Spot

The bedroom distribution is remarkably balanced at the top end. Five-bedroom homes were the most common segment at 187 sales (23.8%), followed closely by six-or-more-bedroom homes at 183 (23.3%), three-bedroom at 178 (22.7%), four-bedroom at 175 (22.3%), and two-or-fewer-bedroom at 62 (7.9%). This is not a market dominated by any single bedroom count — it is a market with a broad, deep range of family-sized homes.

Median prices scale steeply with bedroom count. Two-or-fewer-bedroom homes had a 12-month median of $377,500. Three-bedroom homes: $500,000. Four-bedroom: $794,900. Five-bedroom: $1,200,000. Six-or-more: $1,525,000. The jump from three to four bedrooms adds $294,900 to the median — a 59% increase. The jump from four to five adds $405,100 — a 51% increase. The jump from five to six-plus adds $325,000 — a 27% increase. The marginal price of an additional bedroom is largest between three and five bedrooms, which is where the market's family-formation demand concentrates.

Speed does not follow price. Five-bedroom homes were the fastest-moving segment at a median of 15 days on market — seven days faster than the ZIP-wide median of 22 days. Three- and four-bedroom homes both sat at 21 days. Two-or-fewer-bedroom homes were the slowest at 30 days, and six-or-more-bedroom homes took 26 days. The five-bedroom segment's speed advantage is notable: it combines the highest transaction volume (187 sales) with the fastest median DOM. That is the signature of a segment where supply and demand are well matched.

Sale-to-list ratios were tightest for four-bedroom homes at 97.47%, followed by three-bedroom at 97.05%, five-bedroom at 97.00%, two-or-fewer at 96.39%, and six-or-more at 96.29%. The spread is only 1.18 percentage points — narrow enough that no bedroom segment is negotiating dramatically differently from any other. The six-or-more-bedroom segment, despite having the highest median price, had the weakest sale-to-list ratio, suggesting that the top of the market requires slightly more concession than the middle.

Bathrooms: The 2-Bathroom Volume Anchor

Two-bathroom homes dominated transaction volume with 254 sales — 32.4% of the market. That is more than the next two segments combined (three-bathroom at 155 sales, 19.7%; five-bathroom at 141, 18.0%). Four-bathroom homes accounted for 117 sales (14.9%), six-or-more-bathroom for 112 (14.3%), and one-bathroom for just 6 (0.8%).

Median prices by bathroom count: one-bathroom $373,750; two-bathroom $497,275; three-bathroom $776,488; four-bathroom $1,134,000; five-bathroom $1,395,000; six-or-more $1,930,000. The price ladder is steeper at the top: the jump from five to six-or-more bathrooms adds $535,000 to the median, while the jump from one to two adds $123,525.

Speed by bathroom count: four-bathroom homes were fastest at 17 days, followed by five-bathroom at 20 days, two-bathroom at 21 days, six-or-more at 22 days, three-bathroom at 23.5 days, and one-bathroom at 45.5 days. The one-bathroom segment is both tiny (6 sales) and slow — a combination that makes it statistically unreliable but directionally consistent with the idea that one-bathroom homes are a niche product in this ZIP.

Sale-to-list ratios were strongest for four-bathroom (97.38%) and three-bathroom (97.36%) homes, and weakest for one-bathroom (84.12%) and six-or-more-bathroom (95.24%). The one-bathroom figure is based on only 6 transactions and should not be treated as a reliable market signal.

The Bed-Bath Matrix: Where Volume and Price Intersect

The most granular view comes from combining bedrooms and bathrooms. The single largest bed-bath combination was three-bedroom, two-bathroom homes at 146 sales (18.6% of the market), with a 12-month median of $492,500 and a median of 20 days on market. This is the volume workhorse of ZIP 30004 — the segment that most buyers and sellers will encounter.

The highest-priced combination was six-or-more-bedroom, six-or-more-bathroom homes: 91 sales (11.6%), 12-month median $1,925,000, median 25.5 days on market, and a median sale-to-list ratio of 95.56% — the weakest of any bed-bath combination with meaningful volume. This is the luxury tier, and it negotiates hardest.

The fastest combination was five-bedroom, four-bathroom homes at 14.5 days on market (71 sales, median $1,134,000). Five-bedroom, five-bathroom homes also moved at 14.5 days (60 sales, median $1,437,500). The five-bedroom segment's speed is consistent across bathroom configurations — it is not an artifact of one sub-segment.

The slowest combination with meaningful volume was six-or-more-bedroom, five-bathroom homes at 33 days (72 sales, median $1,349,500). That is more than double the speed of the five-bedroom, four-bathroom segment. The difference: five-bedroom homes are the top of the mainstream family market, while six-or-more-bedroom homes with only five bathrooms may represent a configuration mismatch — large enough to be expensive but not large enough to satisfy the top-end buyer's expectation of bathroom count.

Year Built: The New-Build Premium and the 1980s Volume Core

The 1980–1999 era dominated transaction volume with 278 sales — 35.4% of the market. The 2000–2009 era followed at 233 sales (29.6%), then 2010–2019 at 174 (22.1%), 2020+ at 72 (9.2%), 1950–1979 at 25 (3.2%), and pre-1950 at just 4 (0.5%). The pre-1950 and 1950–1979 segments are too small to support reliable conclusions.

Median prices by era: pre-1950 $675,000; 1950–1979 $850,000; 1980–1999 $770,500; 2000–2009 $885,000; 2010–2019 $1,044,500; 2020+ $1,737,500. The 2020+ segment commands a $693,000 premium over the 2010–2019 median and a $967,000 premium over the 1980–1999 median. That is a 2.25x multiple over the 1980s-era median. New construction in this ZIP is not a marginal upgrade — it is a different price tier.

Speed by era: 1980–1999 and 2010–2019 both moved fastest at 18 days. 1950–1979 and 2000–2009 both sat at 24 days. 2020+ was the slowest at 37.5 days — more than double the 1980s-era speed. The new-build segment's slowness is notable: it has the highest median price and the longest median DOM. That combination suggests new-construction pricing may be ahead of what the resale market will absorb quickly, or that new-build buyers are more deliberate and negotiate longer.

Sale-to-list ratios by era: 2000–2009 was strongest at 97.13%, followed by 1980–1999 at 96.93%, 2010–2019 at 96.91%, 2020+ at 96.46%, pre-1950 at 95.77%, and 1950–1979 at 93.53%. The 1950–1979 segment's 93.53% is based on only 25 sales and should be treated with caution. The 2020+ segment's 96.46% — despite its high price — indicates that new-build sellers are conceding slightly more than the 2000s-era resale market.

HOA: The Counterintuitive Price Gap

This is one of the most striking findings in the dataset. Homes with an HOA — 669 sales, 82.9% of the market — had a 12-month median of $835,000. Homes without an HOA — 138 sales, 17.1% — had a 12-month median of $1,082,500. The no-HOA median is $247,500 higher, or 22.9% above the HOA median.

This does not mean HOAs depress prices. It means the no-HOA segment in ZIP 30004 is compositionally different: it is skewed toward larger, higher-priced properties that happen to sit outside mandatory association structures. The HOA segment, by contrast, includes the full range of townhouses, condos, and subdivision single-family homes that dominate the ZIP's transaction volume.

The behavioral metrics tell a more useful story. HOA properties moved faster — median 21 days on market versus 27 days for no-HOA. And HOA properties negotiated less — median sale-to-list 97.09% versus 94.51% for no-HOA. That is a 2.58 percentage point gap in favor of HOA properties. On a $835,000 HOA home, the 97.09% ratio implies roughly a $24,300 discount from list. On a $1,082,500 no-HOA home at 94.51%, the discount is roughly $59,400 — more than double the dollar concession.

The interpretation: HOA properties in this ZIP are more liquid and more predictable. They sell faster and closer to list. No-HOA properties, while commanding higher median prices, require more negotiation and more time to close. For sellers, an HOA is not a price penalty — it is a liquidity advantage. For buyers, no-HOA properties may offer more negotiating room, but the higher entry price means the absolute dollar concession is larger.

Price Bands: The $1M+ Concentration and the Mid-Market Squeeze

The price distribution is heavily concentrated at the top. The $1M+ band alone accounted for 347 sales — 43.0% of the market. That is more than the next four bands combined. The $400–450K and $450–500K bands each had 43 sales (5.3% each), followed by $550–600K at 43 (5.3%), $750–800K at 41 (5.1%), $500–550K at 38 (4.7%), and $350–400K at 29 (3.6%). The $200–250K band had just 2 sales (0.2%) — effectively no market at that price point.

The $1M+ band's dominance is the single most important structural fact about ZIP 30004's price distribution. Nearly half of all transactions occur above $1 million. That is not a market with a luxury tier — it is a market where the luxury tier is the mainstream.

Negotiation behavior varies sharply by price band. The $1M+ band had 66 sales at exactly list price (0% change) and 55 sales at 4% below list — the two largest single categories. But it also had 11 sales more than 20% below list and 9 sales more than 20% above list. The $1M+ band is the only band with meaningful volume in the extreme negotiation categories on both sides. That is the signature of a heterogeneous luxury market where some properties are priced accurately and others are not.

The mid-market bands show tighter negotiation. The $750–800K band had 11 sales at exactly list and 8 at 4% below — a concentration at the top of the negotiation range. The $400–450K band had 9 sales at 2% below list and 7 at exactly list. The $450–500K band had 11 sales at 4% below list. These bands are negotiating in a narrow range around list price, with few extreme outcomes.

The $200–250K band is statistically irrelevant with 2 sales. The $250–300K band had 18 sales, with 4 at 8% below list and 3 at 2% below list — a wider spread than the mid-market but still small in absolute terms.

What This Means for Buyers, Sellers, and Agents

For buyers: The five-bedroom, four-bathroom segment is the fastest-moving configuration in the ZIP at 14.5 days median — you will need to move quickly and close to list. The six-or-more-bedroom, six-or-more-bathroom segment is the slowest at 25.5 days and negotiates to 95.56% of list — you have more room to negotiate, but the absolute dollar stakes are higher. Condos offer the lowest entry price ($348,750 median) but negotiate wider than townhouses (96.19% vs. 97.62%), so condo buyers should expect to ask for more.

For sellers: HOA properties sell faster (21 vs. 27 days) and closer to list (97.09% vs. 94.51%) than no-HOA properties. If you are selling a no-HOA home, price it conservatively — the data shows no-HOA properties require larger concessions. New construction (2020+) is the slowest segment at 37.5 days and negotiates to 96.46% — if you are selling a newer home, expect a longer marketing period and be prepared for concessions.

For agents: The three-bedroom, two-bathroom configuration is the volume anchor at 146 sales and 20 days median DOM. The five-bedroom segment is the speed leader at 15 days median DOM across 187 sales. The $1M+ band is 43% of the market — if you are not working that price point, you are ignoring nearly half of ZIP 30004's transactions. The "Others" property type — 28 sales, 79 days median DOM, 89.06% sale-to-list — is a distressed or non-conforming segment that requires specialized handling.

For investors: The condo segment's $248/sqft median against a $348,750 median price implies smaller units with relatively high per-foot pricing — a rental-yield profile that differs from single-family. The no-HOA segment's 94.51% sale-to-list ratio and 27-day median DOM suggest acquisition opportunities for buyers willing to negotiate and hold. The 1980–1999 era — 278 sales, $770,500 median, 18 days median DOM — is the ZIP's volume core and likely its most liquid resale tier.

This is not a gradual decay curve. It is a barbell. The single largest bucket is the fastest one (0–7 days, 223 sales), and the second-largest bucket is the slowest one (64+ days, 183 sales). The middle of the distribution — the 22-to-28-day and 29-to-35-day ranges — accounts for just 99 sales combined. Homes in 30004 either move almost immediately or they sit.

The 12-month median DOM of 22 days sits in the 22–28 day bucket, which contains only 46 sales — just 5.7% of the market. The median is a statistical midpoint, not a description of the typical experience. A seller is far more likely to either sell in under a week or wait more than two months than to sell in exactly three to four weeks.

What sells fast — and what doesn't

The fastest-moving segment by property type is Single Family, with a median DOM of 19 days across 622 sales. Townhouses and Condos both recorded a median of 28 days (105 and 52 sales respectively). The slowest category — labeled "Others" in the data, encompassing 28 sales — had a median DOM of 79 days, more than four times the Single Family median.

By bedroom count, five-bedroom homes moved fastest at a median of 15 days across 187 sales. Four-bedroom homes matched the overall market at 21 days (175 sales), and three-bedroom homes also recorded 21 days (178 sales). Homes with two or fewer bedrooms were slowest at 30 days (62 sales), while six-plus-bedroom homes took a median of 26 days (183 sales).

The beds-and-baths cross-tabulation sharpens the picture. The fastest combination was five bedrooms with four baths — a median of 14.5 days across 71 sales, with a median sale price of $1,134,000 and median size of 4,469 square feet. Five-bedroom, five-bath homes matched that 14.5-day median across 60 sales at a median price of $1,437,500. The slowest combination was six-plus bedrooms with five baths at a median of 33 days across 72 sales — despite a median price of $1,349,500 and median size of 5,851 square feet. The largest homes in the dataset, six-plus bedrooms with six-plus baths (91 sales, median 7,594 square feet, median $1,925,000), sold in a median of 25.5 days.

By age of home, the fastest cohort was the 1980–1999 era at a median of 18 days across 278 sales — the largest single era cohort at 35.4% of transactions. The 2010–2019 cohort also moved at 18 days (174 sales). The slowest was 2020-or-newer construction at a median of 37.5 days across 72 sales, despite carrying the highest median price of any era at $1,737,500. Pre-1950 homes (just 4 sales) had a median DOM of 74 days, but that sample is too small to draw conclusions from.

The HOA split reveals a counterintuitive pattern. Homes with an HOA — 669 sales, or 82.9% of the market — had a median DOM of 21 days and a median sale price of $835,000. Homes without an HOA — 138 sales, 17.1% — had a median DOM of 27 days and a median sale price of $1,082,500. HOA properties sold faster and for less; non-HOA properties sold slower and for more. This is a composition effect, not a causal relationship: the non-HOA stock in 30004 skews toward larger, higher-priced properties that naturally take longer to sell.

Sale-to-list: the negotiation reality

Of the 800 transactions with both list and sale prices recorded, 71.8% sold below list price, 19.0% sold at list price, and 9.2% sold above list. The median sale-to-list ratio across all property types ranged from 89.06% for the "Others" category to 97.62% for Townhouses.

The overall distribution of price changes shows the negotiation landscape in granular detail. The single largest concentration of transactions — 152 sales — closed at exactly 0% change from list. But 120 sales closed at a 4% discount, 106 at a 2% discount, 91 at an 8% discount, and 87 at a 6% discount. On the premium side, 26 sales closed at a 2% premium, 19 at 4%, and just 10 sales exceeded a 20% premium. The discount tail is far heavier than the premium tail: 29 sales closed at more than a 20% discount, versus 10 at more than a 20% premium.

By property type, Townhouses retained the strongest seller pricing power with a median sale-to-list of 97.62% across 105 sales. Single Family followed at 96.90% across 622 sales. Condos recorded 96.19% across 52 sales. The "Others" category was weakest at 89.06% across 28 sales — a median discount of nearly 11%.

By age of home, the 2000–2009 cohort had the strongest median sale-to-list at 97.13% across 233 sales. The 1980–1999 cohort followed at 96.93% (278 sales), and 2010–2019 at 96.91% (174 sales). The weakest was the 1950–1979 cohort at 93.53% across just 25 sales — a small sample, but a notably wider discount than any other era.

By bedroom count, four-bedroom homes had the strongest median sale-to-list at 97.47% across 175 sales. Three-bedroom homes followed at 97.05% (178 sales), and five-bedroom at 97.00% (187 sales). Six-plus-bedroom homes were weakest at 96.29% across 183 sales. By baths, the pattern was similar: four-bath homes led at 97.38% (117 sales), while six-plus-bath homes trailed at 95.24% (112 sales).

The beds-and-baths cross-tabulation reveals the strongest negotiation position in the market: three-bedroom, three-bath homes recorded a median sale-to-list of 98.18% across 30 sales — the highest of any combination with a meaningful sample. Four-bedroom, two-bath homes followed at 97.86% across 48 sales. At the other end, six-plus-bedroom, six-plus-bath homes — the largest and most expensive segment — recorded the weakest median sale-to-list at 95.56% across 91 sales, a median discount of roughly 4.4%.

Where buyers have room — and where they don't

The price-band analysis shows that negotiating room is not evenly distributed. In the $500,000–$550,000 band, 12 sales closed at list and 11 closed at just a 2% discount — the tightest clustering around list price of any band. The $750,000–$800,000 band was similarly tight: 11 sales at list, 8 at a 4% discount, and 8 at an 8% discount. The $450,000–$500,000 band had 11 sales at a 4% discount and 7 at list.

The $1M+ band — which alone accounts for 347 sales, or 43.0% of the market — shows the widest dispersion. Within this band, 66 sales closed at list, 55 at a 4% discount, 43 at a 6% discount, and 34 at an 8% discount. But the tails are heavy: 20 sales closed at a 12% discount, 18 at 10%, 11 at more than 20%, and 10 at 14%. On the premium side, 11 sales closed at a 4% premium and 9 at more than a 20% premium. The $1M+ segment is where both the deepest discounts and the largest premiums occur — a function of the heterogeneity of high-end stock and the smaller buyer pool at that price point.

The $250,000–$300,000 band (18 sales) and $300,000–$350,000 band (23 sales) show discounts clustering in the 8–12% range, with very few sales at or above list. The $350,000–$400,000 band (29 sales) had 7 sales at an 8% discount and 6 at list. The $400,000–$450,000 band (43 sales) was tighter, with 9 sales at a 2% discount and 7 at list.

Subdivision-level pricing signals

The subdivision snapshot for October 2026 shows 28 subdivisions with active listings but zero recorded closings in that month — a data limitation that prevents sale-to-list analysis at the subdivision level. What the active-listing data does show is the spread of asking prices and the time those listings have been on market.

The fastest-moving subdivisions by median DOM among active listings were Windcrest Park (19 days, median list $399,900, 3 active listings), Glenview at Arnold Mill (20 days, median list $729,000, 3 active), and The Hermitage (22 days, median list $1,200,000, 3 active). Hanover Pointe followed at 24 days (median list $456,950, 6 active).

The slowest were Blue Valley (119 days, median list $3,474,500, 3 active), Whittington (118 days, median list $398,500, 4 active), Crossroads at Birmingham (118 days, median list $1,075,000, 9 active), and Echelon (116 days, median list $3,649,999, 12 active). The pattern is clear: the highest-priced subdivisions — Blue Valley, Echelon, Mayfair Estate, White Columns — carry the longest market times, while mid-market subdivisions like Windcrest Park and Hanover Pointe move fastest.

The Manor stands out with 33 active listings — the largest inventory concentration of any subdivision — at a median list price of $2,495,000 and a median DOM of 60 days. That is a substantial overhang of high-end inventory in a single subdivision.

What this means for buyers, sellers, and agents

For buyers: The 71.8% below-list rate means the asking price is a starting point, not a floor. The deepest negotiating room is in the $1M+ band and in the "Others" property category, where median sale-to-list falls to 89.06%. Homes that have been on market 64+ days — 22.8% of all sales — represent the most motivated seller pool. The $500,000–$550,000 and $750,000–$800,000 bands are the tightest, with the highest concentration of at-list closings; buyers there should expect less flexibility.

For sellers: The median sale-to-list of 96.90% for Single Family and 97.62% for Townhouses means the typical seller nets roughly 3% below asking. Pricing at or slightly below the comp median is associated with faster sales — the 0–7 day bucket captured 27.8% of all transactions. The 2020-or-newer cohort, despite commanding the highest median price ($1,737,500), took a median of 37.5 days to sell — new construction competes on price, not speed.

For agents: The barbell distribution means listing strategy should be binary. Either price to sell within the first week — capturing the 27.8% of buyers who transact immediately — or prepare clients for a 64+ day marketing period. The middle ground (22–35 days) is the least populated part of the distribution. The beds-and-baths data shows that five-bedroom, four-bath homes are the sweet spot for velocity (14.5-day median, 71 sales), while six-plus-bedroom, five-bath homes are the slowest (33-day median, 72 sales) despite similar price points.

For investors: The 9.2% of sales that closed above list — 74 transactions — represent the premium segment where competition remains. The 29 sales that closed at more than a 20% discount represent distressed or overpriced inventory. The HOA/non-HOA split (82.9% vs. 17.1% of sales) suggests that HOA-governed properties dominate transaction volume but trade at a 22.9% lower median price — a composition effect driven by the larger, non-HOA estate properties in the Milton portion of the ZIP.

The year divides into three distinct phases:

Phase 1 — Autumn volatility (September–December 2025): September opened at a median of $885,000 across 75 sales. October rose to $915,000 on 81 sales — the highest-volume month of the year. November collapsed to $732,500 on 60 sales — the lowest median of the year. December rebounded sharply to $900,000 on 73 sales, the 22.9% month-over-month jump.

Phase 2 — Winter–spring trough (January–March 2026): January fell to $830,000 on 58 sales. February hit the volume trough at 48 sales with a median of $777,500. March recovered slightly to $793,250 on 78 sales — the second-highest volume month of the year.

Phase 3 — Summer escalation (April–August 2026): April jumped to $897,500 on 66 sales. May held at $875,000 on 65 sales. June rose to $980,000 on 71 sales. July peaked at $1,047,500 on 74 sales — the highest median of the year. August retreated to $923,750 on 58 sales, an 11.8% month-over-month decline from the July peak.

The three-month median price comparison confirms the upward momentum: the most recent three months (June–August 2026) recorded a median 15.0% above the prior three months (March–May 2026). The six-month comparison shows a 9.5% gain (March–August 2026 versus September 2025–February 2026).

Volume: a spring and autumn market

Sales volume peaked in October 2025 at 81 closings and troughed in February 2026 at 48. The spring months (March–May 2026) averaged 70 sales per month, while the summer months (June–August 2026) averaged 68. The first three months of the dataset (September–November 2025) averaged 72 sales per month; the most recent three months (June–August 2026) averaged 68 — a 6.0% decline in average monthly volume.

The volume pattern suggests a market that transacts most heavily in autumn and spring, with a pronounced winter slowdown. February's 48 sales represent a 40.7% decline from October's 81. The summer months did not produce the volume surge that the price data might suggest — July's 74 sales were strong, but June's 71 and August's 58 brought the summer average below the autumn peak.

The price-volume relationship

The data shows an inverse relationship between volume and price in several months. October 2025 had the highest volume (81 sales) at a median of $915,000. November 2025 had the lowest median ($732,500) on 60 sales. February 2026 had the lowest volume (48 sales) at a median of $777,500. July 2026 had the highest median ($1,047,500) on 74 sales — the second-highest volume month.

This is not a simple supply-demand curve. The November price collapse coincided with a volume decline from October, suggesting that the mix of homes selling shifted toward lower-priced stock rather than a broad-based price decline. Similarly, July's price peak came with strong volume, indicating that high-priced closings drove the median up rather than a thin market producing outlier sales.

What the seasonal data does and does not show

The dataset does not contain multi-year seasonality data. The availability notes confirm that multi-year seasonality is not available. Therefore, the patterns above are observed monthly movements within a single 12-month window. They should not be interpreted as recurring seasonal norms.

What the data does show is that the 30004 market experienced a significant price recovery from the November 2025 trough to the July 2026 peak — a $315,000 swing in median sale price. The most recent three-month median is 15.0% above the prior three-month median, and the most recent six-month median is 9.5% above the prior six-month median. The August 2026 median of $923,750 represents an 11.8% decline from July's peak, but remains 26.1% above the November 2025 trough.

The 12-month median of $875,000 sits almost exactly between the November trough and the July peak, which is consistent with a market that spent roughly equal time below and above its annual midpoint. The 12-month median DOM of 22 days and the 12-month median price per square foot of $250 provide the baseline against which any future month's performance can be measured.

The limits of one year of data

With only 12 months of history, it is not possible to distinguish between a true seasonal pattern and a one-time market movement. The November 2025 trough could reflect a seasonal winter slowdown, a shift in the mix of homes sold, or a transient pricing anomaly. The July 2026 peak could reflect summer demand, a shift toward higher-priced closings, or a genuine appreciation trend. The data cannot adjudicate between these explanations.

What the data can say with confidence is that the market's center of gravity moved upward over the 12-month period. The median price span change of 4.4% from the first month to the last understates the intra-year volatility, but it accurately captures the net direction. The three-month and six-month comparisons both show positive momentum. The August pullback from July's peak is a single month's movement and does not by itself reverse the broader trend.

For buyers and sellers, the practical implication is that timing within the year mattered significantly in this dataset. A seller who closed in July 2026 achieved a median price 43% above a seller who closed in November 2025. A buyer who purchased in November 2025 paid a median price 30% below a buyer who purchased in July 2026. Whether those patterns will repeat in the coming year is not something this dataset can predict.

What sells fastest. Speed is concentrated in specific, identifiable combinations. Five-bedroom homes had a 12-month median DOM of 15 days across 187 sales — the fastest bedroom count, and a large enough sample to trust. Within that, the 5-bed/4-bath combination (71 sales) hit a median of 14.5 days, and 5-bed/5-bath (60 sales) matched it at 14.5 days. Four-bath homes overall (117 sales) had a median DOM of 17. By contrast, homes with ≤2 bedrooms (62 sales) sat a median of 30 days, and the ≤2-bed/1-bath combination (3 sales) sat 82 days — a sample too small to generalize from.

The counterintuitive finding: newer is not faster here. Homes built 2020 or later (72 sales) had a median DOM of 37.5 days — the slowest of any era — despite carrying the highest median price at $1,737,500. Homes built 1980–1999 (278 sales) moved fastest at a median of 18 days. A buyer shopping new construction in this ZIP is operating in the least liquid segment of the market, which is precisely where negotiating room tends to exist.

Where relative value sits. Condos are the entry point: 52 sales, a 12-month median price of $348,750, and a median $/sqft of $248 — below the ZIP-wide median of $250 and well below single-family's $256. Townhouses (105 sales) sit at a $445,000 median with a $235.50 median $/sqft, the lowest $/sqft of any named type, and they posted the strongest sale-to-list ratio of any type at 97.62%. That is a double-edged finding: townhouses are the cheapest per square foot, but they are also the segment where sellers concede the least. Buyers seeking both a low entry price and a meaningful discount should look at condos (96.19% median sale-to-list) rather than townhouses.

The HOA split is the most striking value signal in the data. Homes with an HOA (669 sales) had a 12-month median price of $835,000; homes without an HOA (138 sales) had a median of $1,082,500 — a 22.9% gap. HOA homes also sold faster (21 vs. 27 days median DOM) but at a higher sale-to-list ratio (97.09% vs. 94.51%). In plain terms: no-HOA homes in this ZIP are more expensive, sit longer, and concede more at the table. For a buyer who can absorb a higher purchase price, the no-HOA segment is where the negotiation margin lives.

What buyers should watch. The market's price trajectory is volatile at the monthly level. The 12-month median price was $875,000, but the monthly median swung from a trough of $732,500 in November 2025 to a peak of $1,047,500 in July 2026 — a 4.4% net change across the window that masks a much larger internal range. The most recent month, August 2026, printed a median of $923,750, down 11.8% from July. Three-month momentum is positive (the recent three months averaged 15.0% above the prior three), but the most recent month broke downward. A buyer entering now is entering after a sharp single-month drop, in a market where 71.8% of deals close below list.

So what: Buyers should target no-HOA homes, older housing stock (1950–1979), and the "Others" property category if they want maximum negotiating room — but should recognize that the deepest discounts cluster in small samples. The highest-confidence leverage play is the no-HOA segment: 138 sales, a 94.51% median sale-to-list, and a 27-day median DOM. Buyers who need speed rather than price should focus on 5-bedroom, 4–5 bath homes, which clear in a median of 14.5 days.

What sits. The DOM distribution is sharply bimodal. Of 803 sales with DOM data, 27.8% closed within 7 days and 40.1% within 14 days — but 22.8% took 64 days or more. That is not a market with a slow tail; it is a market with two distinct populations. The fast cohort (0–7 days, 223 sales) and the slow cohort (64+ days, 183 sales) are nearly equal in size. Sellers should understand that the outcome is largely determined before listing: the property profile, not the marketing, sorts homes into one bucket or the other.

New construction vs. existing. Homes built 2020 or later (72 sales) had the highest median price in the dataset at $1,737,500 — but also the slowest median DOM at 37.5 days and a median sale-to-list of 96.46%, below the ZIP-wide norm. New construction in this ZIP is not competing on speed or on price integrity; it is competing on price level alone. Existing homes built 1980–1999 (278 sales) sold in a median of 18 days at a 96.93% sale-to-list — faster and at a comparable ratio, at a median price of $770,500. The data does not support the assumption that new construction commands a premium in negotiation terms.

HOA dynamics. HOA homes (669 sales, 82.9% of the market) sold in a median of 21 days at a 97.09% sale-to-list. No-HOA homes (138 sales) sold in a median of 27 days at 94.51%. HOA properties in this ZIP are both faster and closer to asking — but they also carry a lower median price ($835,000 vs. $1,082,500). The relationship is correlational: HOA status is entangled with property type, age, and price band, and this dataset cannot isolate a causal effect.

Does pricing matter more in certain segments? The price-band negotiation data shows the answer is yes, and the pattern is specific. In the $1M+ band (347 sales, 43.0% of the market), 66 sales closed at exactly list and 55 closed 4% below — but 11 closed more than 20% below and 9 closed more than 20% above. The $1M+ band has the widest dispersion of outcomes in the dataset. In the $750–800K band (41 sales), 11 closed at list and 8 closed 8% below — a tighter, more predictable distribution. In the $400–450K band (43 sales), the modal outcome was 2% below list (9 sales), with 7 at list and 7 at 6% below. Lower price bands show narrower dispersion; the $1M+ band is where outcomes are least predictable.

So what: Sellers of 4-bedroom homes in the 1980–2019 build era are in the strongest documented position — fast, close to asking, large sample. Sellers of 6+ bedroom homes, pre-1980 homes, or "Others" property types should expect wider concessions and longer timelines, and should price with that expectation built in rather than discovered after 60 days on market. Sellers of new construction should note that the 2020+ cohort is the slowest-moving segment despite the highest prices.

Which property types move fastest. Single Family dominates: 622 sales (77.1% of the market), a 12-month median price of $1,075,000, a median DOM of 19 days, and a median $/sqft of $256. Townhouses (105 sales, 13.0%) and condos (52 sales, 6.4%) both had a median DOM of 28 days. The "Others" category (28 sales, 3.5%) was slowest at 79 days. For an agent deciding where to invest marketing effort, single-family is where both volume and speed concentrate.

Which price ranges carry the most transactions. The $1M+ band is the single largest segment at 347 sales — 43.0% of the market. Below it, volume is spread thin: the $400–450K and $450–500K bands each had 43 sales, the $550–600K band had 43, and the $750–800K band had 41. No other band exceeded 40 sales. An agent building a pipeline should recognize that nearly half the ZIP's transaction volume sits above $1M, and that the sub-$1M market is fragmented across many narrow bands.

Where homes are sitting. The 64+ day bucket contains 183 sales — 22.8% of all transactions. The slowest subdivisions by median DOM in the current snapshot are BLUE VALLEY (119 days, $3,474,500 median list), WHITTINGTON (118 days, $398,500), CROSSROADS AT BIRMINGHAM (118 days, $1,075,000), ECHELON (116 days, $3,649,999), and WINDWARD POINTE (104 days, $368,000). Note the bimodal price profile: the slowest subdivisions include both the ultra-luxury tier and the sub-$400K tier. Slowness in this ZIP is not a price-level phenomenon.

Where negotiation margins are largest. The "Others" property type (89.06% median sale-to-list) and homes built 1950–1979 (93.53%) are the widest-margin segments. No-HOA homes (94.51%) also show a wider margin than HOA homes (97.09%). For a buyer's agent, these are the segments where a low opening offer is most defensible.

Competitive and underserved segments. The most competitive segment — where sellers concede least — is townhouses (97.62% median sale-to-list, 105 sales) and 4-bedroom homes (97.47%, 175 sales). The most underserved by speed is the 2020+ build cohort (72 sales, 37.5-day median DOM) and the "Others" type (28 sales, 79-day median DOM). An agent with a listing in either segment should plan for a longer marketing cycle.

Market shifts. The most recent three months averaged 68 sales per month versus 72 in the first three months of the window — a 6.0% decline in transaction pace. Median price momentum is positive over three and six months (15.0% and 9.5% respectively) but the most recent month fell 11.8% from July's peak. Volume peaked in October 2025 at 81 sales and troughed in February 2026 at 48.

So what: Agents should concentrate listing-side effort in Alpharetta single-family homes in the $1M+ band, where 43.0% of volume sits. Buyer's-agent effort should target no-HOA homes, pre-1980 stock, and the "Others" type, where the median sale-to-list ratios of 94.51%, 93.53%, and 89.06% respectively give the most room to negotiate. Agents holding listings in ECHELON, BLUE VALLEY, or CROSSROADS AT BIRMINGHAM should plan for 100+ day marketing cycles.

Lower acquisition prices. The lowest median prices in the dataset are condos at $348,750 (52 sales) and the ≤2-bedroom segment at $377,500 (62 sales). Townhouses sit at a $445,000 median (105 sales) with the lowest median $/sqft of any named type at $235.50. The lowest-priced subdivisions in the current listing snapshot are FAIRMONT ($124,900 median list, 3 active), HENDERSON PLACE ($277,500, 4 active), VILLAGES OF DEVINSHIRE ($310,000, 7 active), and PLANTERS RIDGE ($320,000, 7 active). A low median price is not evidence of investment merit — it is simply the entry point.

Discounts and price dispersion. The widest clearing discounts appear in the "Others" type (89.06% median sale-to-list), pre-1980 homes (93.53% for 1950–1979), and no-HOA homes (94.51%). The $1M+ band shows the greatest dispersion of outcomes: 11 sales closed more than 20% below list and 9 closed more than 20% above. For an investor, dispersion is the relevant variable — it indicates a segment where price discovery is inefficient and where acquisition price is most negotiable.

Older housing stock. Homes built 1980–1999 represent 278 sales (35.4%) at a $770,500 median, with the fastest median DOM in the dataset at 18 days. Homes built 1950–1979 (25 sales) carry the weakest sale-to-list ratio at 93.53%. Pre-1950 stock (4 sales) is too small to analyze. The 1980–1999 cohort combines the largest volume with the fastest turnover — the most liquid older-stock segment.

Geographic concentration. 730 of 807 sales (90.5%) occurred in Alpharetta; 77 (9.5%) in Milton. Milton's median price was $1,300,000 versus Alpharetta's $849,000. The top-10 city HHI of 8,274 confirms extreme concentration. Any investor thesis for this ZIP is effectively an Alpharetta thesis.

Price trends. The 12-month median price was $875,000. The monthly median ranged from $732,500 (November 2025) to $1,047,500 (July 2026). Three-month momentum is +15.0% versus the prior three months; six-month momentum is +9.5%. The most recent month (August 2026) printed $923,750, down 11.8% from July. The net change across the full window was +4.4%. The trend is upward over the window but with substantial month-to-month volatility — the largest single-month move was +22.9% in December 2025.

So what: The observable characteristics most worth further investigation are: the 1980–1999 build cohort (278 sales, 18-day median DOM, $770,500 median — the deepest and fastest-moving older-stock segment); the no-HOA segment (138 sales, 94.51% median sale-to-list — the widest documented discount); and the $1M+ band (347 sales, widest outcome dispersion). Each of these is a transaction-liquidity observation, not a return projection. Any investment conclusion would require rental, expense, and financing data that this dataset does not contain.

3. Speed and price are inversely related in 30004 — the most expensive new construction is the slowest product. Homes built 2020 or later carried the highest 12-month median price in the dataset at $1,737,500 across 72 sales, but also the longest median days on market at 37.5. Homes built 1980–1999 — 278 sales, the largest era cohort — had the lowest median price at $770,500 and the fastest median DOM at 18. The newest, priciest inventory is transacting roughly twice as slowly as the oldest, cheapest inventory. That is the opposite of the pattern most buyers assume.

4. Five-bedroom homes are the fastest-selling configuration in the ZIP, and six-bedroom homes are among the slowest. Five-bedroom properties posted a median DOM of 15 across 187 sales — the fastest of any bedroom count and one of the largest cohorts. Six-bedroom-or-more homes, 183 sales, had a median DOM of 26. The five-bed/four-bath combination specifically was the fastest beds-baths pairing in the dataset at a median of 14.5 days across 71 sales. The six-bed/six-bath-plus combination, 91 sales, ran a median of 25.5 days and the weakest median sale-to-list of any beds-baths pairing at 95.56%. Above five bedrooms, each additional bedroom appears to cost time rather than save it.

5. The HOA premium runs backwards here, and the gap is large. Properties with an HOA — 669 sales, 82.9% of the market — had a 12-month median price of $835,000. Properties with no HOA — 138 sales — had a median of $1,082,500, a gap of 22.9% in favor of no-HOA homes. This is not evidence that HOAs depress value; it is evidence that 30004's non-HOA stock is concentrated in a different, more expensive product tier. But the operational takeaway is real: HOA homes sold faster (median 21 days vs. 27) yet achieved a higher median sale-to-list ratio (97.09% vs. 94.51%). No-HOA sellers in this ZIP are both waiting longer and conceding more at the table.

6. Nearly a quarter of the market takes more than nine weeks to sell, and that tail is not a rounding error. Of 803 sales with DOM data, 183 — 22.8% — took 64 days or longer. At the other end, 223 sales closed within 7 days and 40.1% closed within 14 days. The 12-month median DOM was 22 days. So the median describes a fast market while more than one in five transactions describes a slow one. This bifurcation is the single most important structural fact for anyone pricing a listing in 30004.

7. The market's price momentum and its volume momentum point in opposite directions. The three months ending August 2026 averaged 68 sales per month, versus 72 per month for the first three months of the window — a 6.0% decline. Over the same span, the median price for the three months ending August 2026 ran 15.0% above the prior three months, and 9.5% above the comparable six-month period a year earlier. Prices are rising on shrinking transaction counts. That combination is consistent with a market where the mix of what sells has shifted upward, not necessarily where every home appreciated.

8. The last month of the window broke sharply from the peak. July 2026 posted the highest median price in the 12-month window at $1,047,500. August 2026 came in at $923,750 — a month-over-month decline of 11.8%. August also recorded 58 sales, down from July's 74. One month is not a trend, and the 12-month median remains $875,000, but the August print is the first meaningful pullback after a run that included a 22.9% month-over-month jump in December 2025.

9. Single-family homes dominate volume, price, and speed simultaneously — an unusually clean sweep. Single-family accounted for 622 of 807 sales (77.1%), the highest 12-month median price at $1,075,000, the fastest median DOM at 19 days, and the highest median price per square foot at $256. Townhouses, 105 sales, posted the strongest median sale-to-list ratio at 97.62% despite a median price of $445,000 and a median DOM of 28. Condos, 52 sales, had a median price of $348,750 and a median price per square foot of $248 — below single-family's $256 despite being the smallest, most maintenance-light product. In 30004, condo buyers are not getting a square-footage discount.

10. The "Others" property class is a distinct, illiquid market hiding inside the ZIP. Twenty-eight sales, 3.5% of volume, carried a median DOM of 79 days — more than four times single-family's 19 — and the weakest median sale-to-list in the dataset at 89.06%. Its median price of $730,000 sits between townhouse and single-family. With 28 transactions over 12 months, this segment is too thin to support firm conclusions, but the direction is unambiguous: whatever falls into this category is the hardest inventory to move in 30004.

Negotiation behavior remains tilted toward buyers at the margin but not uniformly. Of 800 transactions with list-price data, 71.8% closed below list, 19.0% closed at list, and 9.2% closed above list. That distribution is consistent with a market where most sellers concede something, a meaningful minority hold firm, and a small but real slice still generates competition.

The structural signals to watch are the ones already visible in the data rather than projected forward. The 22.8% of sales taking 64 days or longer, the 37.5-day median DOM on 2020-and-newer construction against 18 days on 1980–1999 stock, and the 22.9% median price gap between no-HOA and HOA properties all describe a market whose internal segments are moving at different speeds. The most recent three-month price strength is real and measured; whether it persists past the August pullback is not something this 12-month window can establish.

How fast are homes selling in ZIP 30004? The 12-month median days on market was 22 days. The distribution is bimodal: 27.8% of the 803 sales with DOM data closed within 7 days and 40.1% within 14 days, but 22.8% took 64 days or longer — a split market where well-priced homes move almost immediately while a stubborn tail sits for months.

Are home prices rising or falling in ZIP 30004? Prices trended upward over the 12-month window. The median price rose 4.4% from the first month (September 2025) to the last month (August 2026), and the most recent three months averaged 15.0% above the prior three months. The peak month was July 2026 at a median of $1,047,500, while the trough was November 2025 at $732,500.

What is the median price per square foot in ZIP 30004? The 12-month median price per square foot was $250. Single Family homes carried the highest median at $256 per square foot, followed by Condos at $248 and Townhouses at $235.50.

Which property type dominates ZIP 30004 sales? Single Family homes accounted for 77.1% of the 807 sales (622 transactions) with a 12-month median price of $1,075,000. Townhouses were 13.0% (105 sales, $445,000 median), Condos 6.4% (52 sales, $348,750 median), and all other types 3.5% (28 sales, $730,000 median).

What is the most common price band in ZIP 30004? Homes priced at $1M or above were the single largest band, representing 43.0% of all sales. The $400–450K, $450–500K, and $550–600K bands each accounted for 43 sales, making the sub-$500K tier the second major concentration.

How close to asking price do homes sell in ZIP 30004? Of the 800 transactions with list-price data, 71.8% sold below list, 19.0% sold at list, and 9.2% sold above list. The median sale-to-list ratio was strongest for Townhouses at 97.6% and weakest for the "Others" property category at 89.1%.

Where can buyers negotiate the biggest discounts in ZIP 30004? The deepest discounts cluster in the $1M+ band, where 11 sales closed more than 20% below list and another 20 closed 12% below. Among property types, the "Others" category (28 sales) had the weakest median sale-to-list ratio at 89.1%, while Single Family homes held firm at 96.9%.

Which ZIP 30004 subdivisions have the highest listing prices? As of the October 2026 snapshot, Mayfair Estate had the highest median list price at $3,947,497.50, followed by Echelon at $3,649,999 and Blue Valley at $3,474,500. These are active-listing medians, not closed sale prices, and each subdivision had only 3–12 active listings.

Which ZIP 30004 subdivisions have the lowest listing prices? Fairmont had the lowest median list price at $124,900, followed by Henderson Place at $277,500 and Villages of Devinshire at $310,000. Each of these subdivisions had only 3–7 active listings in the October 2026 snapshot.

Which ZIP 30004 subdivisions have the fastest-selling listings? Windcrest Park had the shortest median days on market at 19 days (median list price $399,900), followed by Glenview at Arnold Mill at 20 days ($729,000) and The Hermitage at 22 days ($1,200,000). Each had only 3 active listings, so these figures reflect very small samples.

Which ZIP 30004 subdivisions have the slowest-selling listings? Blue Valley had the longest median days on market at 119 days (median list price $3,474,500), followed by Whittington at 118 days ($398,500) and Crossroads at Birmingham at 118 days ($1,075,000). The pattern suggests both ultra-luxury and certain mid-price pockets are experiencing extended marketing times.

How do HOA and non-HOA homes compare in ZIP 30004? Non-HOA homes had a higher 12-month median sale price of $1,082,500 versus $835,000 for HOA properties — a 22.9% gap. However, HOA homes sold faster (21-day median DOM vs. 27 days) and closer to list (97.1% vs. 94.5%). This is a correlation in the observed transactions, not evidence that HOA status causes price differences.

What size and bedroom count are typical in ZIP 30004? The average home sold had 4.3 bedrooms, 4.0 bathrooms, and 4,149 square feet. Five-bedroom homes were the most common single segment at 23.8% of sales with a median price of $1,200,000, and they were also the fastest-moving at a 15-day median DOM.

Which bedroom count sells fastest in ZIP 30004? Five-bedroom homes sold fastest with a 15-day median DOM across 187 sales. The slowest were homes with two or fewer bedrooms at a 30-day median DOM across 62 sales. Four-bedroom homes had the strongest median sale-to-list ratio at 97.5%.

How does home age affect price in ZIP 30004? Homes built in 2020 or later had the highest 12-month median price at $1,737,500 (72 sales) but the slowest median DOM at 37.5 days. Homes built 1980–1999 were the fastest-selling era at 18 days and the lowest-priced at $770,500 median across 278 sales — the ZIP's largest age cohort at 35.4% of transactions.

Which era of homes sells closest to asking price in ZIP 30004? Homes built 2000–2009 had the strongest median sale-to-list ratio at 97.1% across 233 sales. The weakest was the 1950–1979 cohort at 93.5% across just 25 sales, a small sample that should be interpreted with caution.

How much transaction volume does each city in ZIP 30004 generate? Alpharetta accounted for 730 of the 807 sales with a 12-month median price of $849,000 and $775,340,740 in volume. Milton accounted for 77 sales with a median price of $1,300,000 and $116,964,050 in volume — roughly 53% higher median pricing on about one-tenth the transaction count.

What is the most expensive month on record in ZIP 30004? July 2026 recorded the highest monthly median price in the 12-month window at $1,047,500, with 74 sales. The lowest was November 2025 at $732,500 with 60 sales. The largest single-month price swing was December 2025, when the median jumped 22.9%.

Is sales activity increasing or decreasing in ZIP 30004? Activity softened modestly. The most recent three months (June–August 2026) averaged 68 sales per month versus 72 per month in the first three months (September–November 2025), a 6.0% decline. The peak volume month was October 2025 with 81 sales; the trough was February 2026 with 48.

Which ZIP 30004 subdivision has the most active listings? The Manor had the most active listings in the October 2026 snapshot at 33, with a median list price of $2,495,000 and a 60-day median DOM. Echelon followed with 12 active listings at a $3,649,999 median list price and a 116-day median DOM.

What is the price per square foot in ZIP 30004's luxury subdivisions? White Columns had the highest median price per square foot among subdivisions at $581.02 (median list price $2,899,000), followed by Mayfair Estate at $400.96 and Crossroads at Birmingham at $361.71. At the low end, Fairmont listed at $101.96 per square foot and Crooked Creek at $174.84.

How long do homes take to sell in ZIP 30004's most expensive subdivisions? The Manor's active listings had a 60-day median DOM at a $2,495,000 median list price, while Echelon's sat 116 days at $3,649,999 and Blue Valley's 119 days at $3,474,500. The luxury tier is moving roughly three to five times slower than the ZIP-wide 22-day median.

What is the median sale-to-list ratio for townhouses in ZIP 30004? Townhouses had the strongest median sale-to-list ratio of any property type at 97.6% across 105 sales, with a 12-month median price of $445,000 and a 28-day median DOM. That is 0.7 percentage points firmer than Single Family homes at 96.9%.

Which ZIP 30004 price band has the most sales closing at or above list? The $1M+ band had 66 sales close exactly at list and 38 close above list, but it also had the deepest discount tail with 11 sales more than 20% below list. The $500–550K band was the most balanced, with 12 at-list sales and 11 sales just 2% below list.

How many ZIP 30004 homes sold above asking price in the past year? Across the 800 transactions with list-price data, 9.2% sold above list. The $1M+ band accounted for the largest share of above-list sales, including 9 closings more than 20% above asking.

What share of ZIP 30004 sales were condos? Condos represented 6.4% of the 807 sales (52 transactions) with a 12-month median price of $348,750 and a 28-day median DOM. Their median price per square foot of $248 was the second-highest of any property type, behind Single Family at $256.

Which ZIP 30004 homes have the weakest sale-to-list performance? The "Others" property category — 28 sales with a $730,000 median price — had the weakest median sale-to-list ratio at 89.1% and the slowest median DOM at 79 days. Homes with six or more bedrooms and six or more bathrooms also lagged at 95.6% across 91 sales.

What is the median price for a five-bedroom home in ZIP 30004? Five-bedroom homes had a 12-month median price of $1,200,000 across 187 sales, with a 15-day median DOM and a 97.0% median sale-to-list ratio. Within that group, five-bed/five-bath homes reached a $1,437,500 median across 60 sales.

What is the median price for a home with six or more bedrooms in ZIP 30004? Homes with six or more bedrooms had a 12-month median price of $1,525,000 across 183 sales. The six-bed/six-plus-bath combination reached a $1,925,000 median across 91 sales with a median size of 7,594 square feet.

How much does a four-bedroom home cost in ZIP 30004? Four-bedroom homes had a 12-month median price of $794,900 across 175 sales with a 21-day median DOM. The four-bed/three-bath configuration was the most common at 84 sales and a $799,500 median, while four-bed homes with four or more baths reached $1,250,000.

What is the entry price for a home in ZIP 30004? Homes with two or fewer bedrooms had a 12-month median price of $377,500 across 62 sales. The two-bed/two-bath configuration — 56 sales — had a $377,500 median at a median size of 1,474 square feet, making it the most accessible entry point in the ZIP.

Which ZIP 30004 homes sell fastest: large or small? Larger homes moved faster. Five-bedroom homes had a 15-day median DOM and six-bedroom homes 26 days, while two-or-fewer-bedroom homes took 30 days. The five-bed/four-bath and five-bed/five-bath combinations were the fastest of all at a 14.5-day median.

How many ZIP 30004 homes sold for more than $1 million? The $1M+ price band accounted for 347 of the 807 sales, or 43.0% of the market — the single largest concentration. That makes ZIP 30004 a majority-luxury market by transaction share, not a fringe segment.

What is the total dollar volume of ZIP 30004 home sales? Total transaction volume for the 12 months ending August 2026 was $892,305,000 across 807 sales. Alpharetta alone generated $775,340,740 of that total, with Milton contributing $116,964,050.

Which ZIP 30004 subdivision has the highest price per square foot? White Columns led all subdivisions at a $581.02 median price per square foot in the October 2026 snapshot, with a $2,899,000 median list price across 8 active listings. Mayfair Estate followed at $400.96 and Crossroads at Birmingham at $361.71.

How many active listings are there in ZIP 30004's top subdivisions? The Manor had 33 active listings, Echelon 12, Crooked Creek 9, Crossroads at Birmingham 9, and White Columns 8 in the October 2026 snapshot. The remaining tracked subdivisions each had 3–7 active listings.

Do ZIP 30004 homes with HOA fees sell faster? HOA properties had a 21-day median DOM versus 27 days for non-HOA homes across the 12-month period. HOA homes also sold closer to list at 97.1% versus 94.5% for non-HOA, though non-HOA homes commanded a higher median price of $1,082,500 versus $835,000.

What is the median DOM for condos in ZIP 30004? Condos had a 28-day median DOM across 52 sales, matching Townhouses at 28 days. Both were slower than Single Family homes at 19 days but faster than the "Others" category at 79 days.

Which ZIP 30004 property type has the highest price per square foot? Single Family homes had the highest median price per square foot at $256 across 622 sales. Condos followed at $248 and Townhouses at $235.50. The "Others" category reported a median price per square foot of zero, indicating missing or non-comparable square-footage data for that segment.

How many ZIP 30004 homes sold in the last month of the reporting period? August 2026 recorded 58 sales with a median price of $923,750 and $65,759,928 in volume. That was down from July 2026's 74 sales and $1,047,500 median, and below the 12-month monthly average of roughly 67 sales.

What is the most active price range for ZIP 30004 buyers? The $1M+ band dominated with 347 sales, but among sub-$1M bands the $400–450K, $450–500K, and $550–600K ranges each recorded 43 sales. The $750–800K band followed with 41 sales, making the $400–600K corridor the busiest mid-market tier.