ZIP 30075 housing market

The market's center of gravity moved upward over the year. The 12-month median was $700,000, but the most recent month, August 2026, printed a median of $735,000 — 4.6% above the prior month and 7.3% above where the median stood at the start of the window. The three months ending August 2026 ran 6.2% above the prior three months, and the six-month comparison shows a similar 6.1% gain, so the appreciation is consistent rather than a single-month artifact. The peak median month was October 2025 at $775,000; the trough was November 2025 at $617,500, a 20.3% single-month swing that reflects mix as much as pricing. Volume moved the other way: the first three months of the window averaged 56 sales per month, the most recent three averaged 46, a 17.3% decline. September 2025 was the busiest month at 71 closings; January 2026 was the slowest at 36.

Price and volume are diverging. Fewer homes are trading, but the ones that do are closing higher — a pattern consistent with a market where the entry-level and mid-tier supply has thinned while higher-priced inventory continues to clear.

The luxury tier. Heatherton carries the highest median list price in the ZIP at $2,987,000 across 6 current listings, with a median $457 per square foot and a median 42 days on market. Historic Roswell lists at a median $1,699,000 across 3 listings at $369 per square foot, but has sat a median 65 days. Litchfield Hundred lists at $1,599,000 across 7 listings — and at a median 17 days on market, it is the second-fastest-moving subdivision in the snapshot despite being the third-most expensive. Brookfield Country Club lists at $1,250,000 across 7 listings at a median 27 days. Whisperwood also lists at $1,250,000, but across only 4 listings and at a median 159 days on market — the second-slowest in the ZIP, and a sharp contrast with Brookfield at the identical price point.

The upper-middle tier. Roswell (the subdivision carrying the city name) lists at a median $827,490 across 8 listings at $346 per square foot, the highest price-per-square-foot figure in the snapshot outside Heatherton and Whisperwood. Foxhall lists at $789,900 across 3 listings and moves fastest of any subdivision here at a median 15 days. Roswell Towneship lists at $600,000 across 5 listings but has sat a median 168 days — the slowest in the ZIP.

The mid tier. Heritage at Roswell lists at $570,000 across 12 listings at $224 per square foot, moving in a median 27 days. Sterling Crossville lists at $525,000 across 3 listings at a median 84 days. Mountain Creek lists at $519,000 across 7 listings at a median 34 days. Wexford, with the most current listings in the ZIP at 20, lists at a median $475,000 at $191 per square foot, sitting a median 48 days. Cottages of Roswell lists at $439,000 across 3 listings at $328 per square foot — a notably high per-foot figure for its price tier — and moves in a median 26 days.

The entry tier. Westchester lists at $363,950 across 8 listings at $163 per square foot, but has sat a median 101 days. Mountain Park lists at $345,990 across 11 listings at a median 92 days. Grand Reserve, with 15 current listings, lists at a median $294,950 at $155 per square foot — the lowest per-foot figure in the snapshot — and sits a median 54 days. North Point lists lowest overall at $278,000 across 3 listings at a median 59 days.

The clearest pattern is that price and speed do not move together. The fastest listings (Foxhall at 15 days, Litchfield Hundred at 17) sit in the upper half of the price range, while three of the five slowest (Roswell Towneship at 168 days, Westchester at 101, Mountain Park at 92) are priced at or below the ZIP's 12-month median sale price. Months of supply is not populated for any subdivision, so absorption cannot be measured here.

By property type, single-family homes dominate at 77.4% of transactions (496 sales), followed by townhouses at 15.0% (96) and condos at 6.6% (42). A residual "Others" category accounts for 1.1% (7 sales). The three named types behave differently enough to matter. Single-family homes carried the highest 12-month median sale price at $758,750 and the fastest median days on market at 17. Townhouses sold at a median $579,500 with a median 19.5 days and the strongest sale-to-list ratio of any type at 98.2%. Condos were the cheapest at a median $397,500, the slowest at a median 24 days, and the weakest negotiators at 97.1% of list — yet they commanded the highest price per square foot at $260, versus $238 for single-family and $236 for townhouse. Condo buyers are paying a premium per foot for smaller units.

By price band, the market's single largest concentration is at the top: the $1M+ band holds 22.9% of all transactions. No other band exceeds roughly 10%. That top-heavy distribution, combined with the 77.4% single-family share, defines where this market actually happens — large, high-priced detached homes in one city, with a thin but real townhouse and condo layer underneath.

Price per square foot inverts part of that ranking. Condos posted the highest median at $260/sqft, ahead of single-family at $238/sqft and townhouses at $236/sqft. This is the classic density trade: condos deliver the smallest absolute price tag but the most expensive square footage, because buyers are paying for location and low maintenance rather than land. The "other" category's $0 median price-per-square-foot reflects missing or non-comparable square-footage data in those records, not a real market outcome.

Liquidity and negotiation tell a more nuanced story than price alone. Condos were the slowest segment at a median 24 days on market, versus 19.5 days for townhouses and 17 days for single-family homes. Condos also produced the weakest sale-to-list ratio at 97.15%, meaning the typical condo closed about 2.85% below its asking price. Townhouses were the strongest negotiators' segment for sellers at 98.16%, with single-family homes close behind at 97.48%. The seven "other" sales showed the fastest median DOM at 14 days, but that sample is too small to draw conclusions from.

The practical read: townhouses in 30075 are the segment where sellers gave up the least, single-family homes are the deepest and most liquid pool, and condos are where buyers have the most leverage and the longest waits. The condo segment's combination of the highest price per square foot, the slowest sales, and the weakest sale-to-list ratio suggests buyers in that segment are price-sensitive and comparison-shopping aggressively.

Bedrooms: the 4-bedroom core and the 6+ bedroom premium

Four-bedroom homes were the single largest bedroom cohort, with 206 sales (32.4% of the market) at a 12-month median of $689,500. Five-bedroom homes followed at 159 sales (25.0%) and a median of $875,000, and three-bedroom homes at 142 sales (22.4%) and $583,000. Homes with two or fewer bedrooms totaled 55 sales (8.7%) at a median of $414,900, while six-or-more-bedroom homes numbered 73 (11.5%) at a median of $1,460,000.

The price ladder is steep and not linear. Moving from three to four bedrooms added roughly $106,500 to the median; moving from four to five added about $185,500; moving from five to six-plus added $585,000. The 6+ bedroom cohort's median is more than triple the ≤2-bedroom median, which reflects that the largest homes in this ZIP are also the newest and most amenitized — not simply that bedrooms themselves command that premium.

Speed does not track price. Five-bedroom homes were the fastest-moving cohort at a median 15 days on market, edging out the 17-day medians for both three- and four-bedroom homes. The ≤2-bedroom and 6+ bedroom cohorts were slowest at 20 days each. Negotiation strength peaked in the three-bedroom cohort at 98.40% of list, while the 6+ bedroom cohort was weakest at 96.26% — a 2.14-point gap that translates into real dollars at that price level. In other words, the most expensive bedroom tier is also the tier where sellers conceded the most, consistent with a thinner buyer pool at the top.

Bathrooms: the 3-bath speed advantage

Two-bath homes dominated volume with 230 sales (36.3%) at a median of $577,500, followed by three-bath homes at 182 sales (28.7%) and $698,500. Four-bath homes accounted for 111 sales (17.5%) at $950,000, five-bath homes 57 sales (9.0%) at $1,350,000, and six-or-more-bath homes 41 sales (6.5%) at $2,000,000. Single-bath homes were a rounding error at 13 sales (2.1%) and a $375,000 median.

The standout finding is speed. Three-bath homes sold in a median of 13 days — four days faster than the 17-day market-wide median and seven days faster than the 20-day median for both one- and two-bath homes. That 13-day figure is the fastest of any bathroom cohort and one of the fastest of any segment in the dataset. Three-bath homes also posted a strong 98.06% sale-to-list ratio. The likely explanation is that three baths is the functional sweet spot for the dominant four- and five-bedroom single-family stock: enough bathrooms to satisfy a family buyer without pushing into the price tier where the buyer pool thins.

At the top, six-or-more-bath homes were the slowest cohort at a median 36 days and the weakest negotiators' segment at 93.81% of list — the lowest sale-to-list ratio of any bathroom group by a wide margin. That 6.19-point discount from list is the clearest evidence in the data that the ultra-high-end bathroom tier is a buyer's market within an otherwise balanced ZIP.

Bed-and-bath combinations: where the market actually clears

The most instructive cuts come from combining the two. The 4-bed/3-bath configuration was the single largest combination at 93 sales (14.7%) with a median of $695,000, a median 3,118 square feet, a 13-day median DOM, and a 98.75% sale-to-list ratio. That is close to a textbook liquid segment: high volume, fast sales, minimal discounting.

The 3-bed/2-bath combination was the second-largest at 98 sales (15.5%) and $573,000, but it sold more slowly at 19 days and with a slightly weaker 98.40% ratio. The 5-bed/4-bath combination — 64 sales (10.1%) at $937,500 — was even stronger on negotiation at 98.85% of list, the best ratio of any combination with a meaningful sample, and moved in a median 15.5 days.

The clearest cautionary tale is the 6+/6+ configuration: 34 sales (5.4%), a $2,020,000 median, a median 7,730 square feet, 39 days on market, and a 93.98% sale-to-list ratio. That is the slowest and most heavily discounted combination in the dataset. By contrast, the 6+/"other bath" group — 18 sales at a $875,000 median — moved in just 12 days at 96.77% of list, suggesting that large homes without the full bathroom count are priced and absorbed very differently.

Small-sample warnings apply throughout this section. The 3-bed/1-bath and 3-bed/"other" combinations rest on 8 sales each, and the ≤2-bed/1-bath group on 8 sales; their medians are directional at best.

Year built: the 1980–1999 core and the new-construction premium

The 1980–1999 construction era is the backbone of 30075's resale market: 300 sales, or 47.2% of all transactions, at a 12-month median of $712,500. That cohort also posted the fastest median DOM at 16 days and the strongest sale-to-list ratio at 98.16%. Homes built 1950–1979 accounted for 122 sales (19.2%) at a $586,750 median, and 2000–2009 homes for 110 sales (17.3%) at $629,000.

The newer cohorts behave very differently. Homes built 2010–2019 numbered 51 sales (8.0%) at a $1,000,000 median and a 27-day median DOM. Homes built 2020 or later numbered 50 sales (7.9%) at a $1,785,650 median — the highest of any era — but took a median 30 days to sell and posted the weakest sale-to-list ratio of any era at 96.57%. Pre-1950 homes were negligible at 3 sales.

The pattern is consistent: the newest and most expensive construction is also the slowest to sell and the most heavily discounted from list. That is not a sign of weakness in new construction so much as a reflection of the price tier it occupies — the same top-of-market friction visible in the 6+ bedroom and 6+ bathroom cohorts. The 1980–1999 cohort, by contrast, sits at the intersection of adequate size, established location, and a price point with the deepest buyer pool, which is why it clears fastest and closest to list.

HOA: higher prices, marginally faster sales, stronger negotiation

HOA-governed properties made up 446 of 641 sales (69.6%) and carried a 12-month median price of $725,000, versus $633,000 for the 195 no-HOA sales — a 14.5% gap. HOA properties also sold marginally faster (17-day median DOM versus 18) and negotiated better (98.06% of list versus 96.58%).

The sale-to-list gap is the more interesting number. HOA properties closed 1.48 percentage points closer to asking than non-HOA properties, which at a $700,000 price point is roughly $10,000 in additional seller proceeds. The DOM difference is small enough to be noise, but the negotiation difference is consistent with the price gap.

This is a correlation, not a causal finding. HOA properties in this ZIP skew toward the 1980–1999 and newer single-family and townhouse stock, which is also the stock that sells fastest and closest to list for reasons that have nothing to do with the HOA itself. The dataset does not contain HOA fee amounts, amenity packages, or condition data, so it cannot isolate how much of the price and negotiation gap is attributable to HOA governance versus the underlying housing stock.

Price bands: the $1M+ tier is the largest single cohort

The price distribution is bimodal in an unusual way. The single largest band is $1M and above, with 147 sales — 22.9% of the market. Below that, volume clusters in the $550,000–$700,000 range: 54 sales in the $550–600K band, 64 in $600–650K, and 52 in $650–700K, for 170 sales combined (26.5%) across those three bands. The $400–550K range contributed 118 sales (18.4%), and everything under $400,000 totaled just 32 sales (5.0%).

The market's center of gravity is therefore split between a large mainstream band around $550,000–$700,000 and a substantial luxury cohort above $1M. The thinnest bands are at the bottom: 1 sale in $100–150K, 3 in $150–200K, 5 in $200–250K, and 7 in $250–300K. Sub-$300,000 inventory is effectively absent from this ZIP's public sales record.

Negotiation behavior varies meaningfully by band. In the $750–800K band, 15 of 41 transactions closed at exactly list price — the highest concentration of at-list closings of any band with a meaningful sample. The $600–650K and $550–600K bands each saw 14 at-list closings. At the top, the $1M+ band recorded 24 at-list closings out of 147 sales, but also 5 sales more than 20% below list and 5 sales more than 20% above list — the widest dispersion of any band. That dispersion is the signature of a heterogeneous luxury segment where individual property quality, not a uniform market clearing price, drives outcomes.

The $500–550K band showed the tightest clustering below list, with 7 sales at −2%, 8 at −4%, and 6 at −6%, and only one sale above list. The $650–700K band was the most heavily discounted mid-market band, with 11 sales at −4% and 7 at −8%.

What this means for each audience

Buyers should note that condos and the 6+ bedroom / 6+ bathroom tiers offer the most negotiating room — 97.15% and 93.81% of list respectively — while three-bath homes and the 4-bed/3-bath configuration are the most competitive and least likely to yield concessions. The $750–800K band is where sellers held firm most often, with 15 of 41 sales at full list.

Sellers in the 1980–1999 construction cohort, the 3-bath cohort, and the 5-bed/4-bath configuration are positioned in the ZIP's fastest-clearing and strongest-negotiating segments. Sellers of 2020+ construction or 6+ bathroom homes should expect longer marketing times and larger list-to-sale gaps.

Agents should treat the 4-bed/3-bath and 5-bed/4-bath combinations as the pricing benchmarks that define the market's competitive core, and should prepare clients in the $1M+ band for the widest range of outcomes — from 20% above list to 20% below.

Investors should note that the condo segment's high price per square foot ($260) combined with its slow absorption (24-day median DOM) and weak sale-to-list ratio (97.15%) suggests a segment where entry pricing is elevated relative to the speed at which units resell. The dataset does not contain rental rates, HOA fees, or cap rates, so yield analysis is not possible from these records.

Data limitations for this section

Lot size is not available in this dataset, so no lot-size band analysis is possible. Square footage is available only as a median within bed/bath combinations, not as a standalone distribution, so size-band analysis is limited to those combinations. The "Others" property type (7 sales) and the pre-1950 era (3 sales) are too small to support segment-level conclusions. All figures in this section are drawn from 641 public sales records for ZIP 30075 covering September 2025 through August 2026.

Put differently: nearly one in three homes in this ZIP sold in a week, and nearly one in five took more than two months. The middle of the distribution is comparatively thin — only 34 sales (5.3%) landed in the 22–28 day bucket and another 34 in the 29–35 day bucket. This is a barbell, not a bell curve. The market does not have a "typical" three-week sale so much as it has a fast lane and a slow lane, with relatively little traffic in between.

The 64+ day bucket alone (117 sales) is larger than the 15–21, 22–28, and 29–35 day buckets combined (129 sales across three buckets). Slow transactions are not a rounding error here; they are a structural feature.

What sells fast, and what does not

Property type is the cleanest velocity signal in the data. Condos recorded a 12-month median of 24 days on market across 42 sales — the slowest of the major types. Townhouses sat at 19.5 days across 96 sales. Single Family homes, the dominant segment at 496 sales (77.4% of the market), matched the overall 12-month median at 17 days. The "Others" category posted a 14-day median, but that rests on just 7 transactions and should not be treated as a reliable ranking.

Bedroom count produces a more interesting split. Five-bedroom homes were the fastest segment at a 15-day median across 159 sales — a large enough sample to take seriously. Three- and four-bedroom homes both sat at 17 days (142 and 206 sales respectively). The slowest bedroom segment was the ≤2-bedroom group at 20 days across 55 sales, and the ≥6-bedroom group also at 20 days across 73 sales. The pattern is not "bigger is slower" — it is that the 5-bedroom configuration, which is the modal family size in this ZIP, moves fastest, while both the smallest and the largest configurations lag.

The beds-and-baths cross-tab sharpens this considerably. The fastest cell in the entire dataset is 3 beds / 3 baths at a 9.5-day median across 36 sales. The 4 beds / 3 baths cell is close behind at 13 days across 93 sales, and 5 beds / "Others" (a catch-all for higher bath counts) sits at 14 days across 47 sales. At the other extreme, the ≥6 beds / ≥6 baths cell — the largest homes in the ZIP, with a median of 7,730.5 square feet — took a median of 39 days across 34 sales. The 4 beds / "Others" cell, median 4,426.5 square feet, took 24 days across 40 sales.

The takeaway is that the fastest-moving homes are not the cheapest or the smallest. They are mid-to-large family homes with a bath count that matches the bedroom count — configurations that a broad pool of buyers can underwrite without a renovation budget. The slowest homes are the extremes: very large, very small, or with bath counts that do not track the bedroom count.

Age tells a similar story. Homes built 1980–1999 — 300 sales, 47.2% of the market — were the fastest at a 16-day median. The 2000–2009 cohort (110 sales) matched the overall median at 17 days. The 1950–1979 cohort (122 sales) ran 19 days. The 2010–2019 cohort (51 sales) ran 27 days, and the 2020+ cohort (50 sales) ran 30 days. Newer construction is slower here, not faster — a reversal of the pattern many buyers assume. The 2020+ cohort also carries the highest 12-month median price in the dataset at $1,785,650, which suggests the slowness is a price-point and buyer-pool issue rather than a condition issue.

HOA status barely moves velocity: homes with an HOA posted a 17-day median versus 18 days for homes without one. The 1-day gap is not a meaningful differentiator on its own.

Negotiation: where the pricing power actually sits

Of the 638 transactions with a recorded list price, 64.6% sold below list, 19.9% sold at list, and 15.5% sold above list. That headline is important but incomplete — the shape of the discount and premium distribution matters more than the split.

The single largest bucket in the price-change distribution is 0% at 127 sales, meaning roughly one in five transactions closed at exactly the asking price. The next largest buckets are the -4% (85 sales) and -2% (81 sales) categories. Combined, the -2% and -4% buckets account for 166 sales — more than the entire above-list population of 99 sales. The typical discount is therefore modest: a 2–4% concession, not a 10% haircut. But the tail is real. Sales closing at -10% or worse total 123 transactions, and 12 of those closed at worse than -20%.

On the premium side, 99 sales closed above list. The +2% bucket (30 sales) and +4% bucket (24 sales) dominate, with a thin tail of 8 sales above +20%. Bidding wars in this ZIP are real but narrow — they cluster in the low single digits above ask, not in the double digits.

Where buyers have room, and where they do not

The price-band breakdown reveals a clear gradient. In the $550–600K band, 14 of 54 sales closed at exactly list — the highest concentration of at-list closings of any band — and the discount tail is shallow, with only 2 sales worse than -20%. In the $600–650K band, 14 of 64 sales closed at list, and the -2% bucket alone held 10 sales. These middle bands are where sellers held their ground most effectively.

The $650–700K band shows the opposite: 11 sales in the -4% bucket, 7 in -8%, and 4 in -10%, with only 9 at-list closings out of 52. Buyers in this band extracted meaningfully more.

The $1M+ band — the single largest price band at 147 sales, or 22.9% of the market — is the most negotiated segment in absolute terms. It contains 5 sales worse than -20%, 8 at -14%, 12 at -12%, and 9 at -10%. But it also contains 24 at-list closings and 5 sales above +20%. The luxury tier is not uniformly soft; it is bifurcated. Well-priced $1M+ homes still command list or better, while overpriced ones take double-digit cuts.

The $500–550K band is the most discount-heavy of the mid-tier: 8 sales at -4%, 7 at -6%, 6 at -8%, and only 6 at-list closings out of 45. Buyers in this band had the most observable negotiating room of any sub-$1M segment.

Property type and negotiation

Townhouses posted the strongest 12-month median sale-to-list ratio at 98.16% across 96 sales. Single Family homes followed at 97.48% across 496 sales. Condos were weakest at 97.15% across 42 sales. The spread between the strongest and weakest type is roughly one percentage point — narrow, but consistent with the velocity data, where condos were also the slowest.

The beds-and-baths cross-tab shows wider dispersion. The 5 beds / 4 baths cell posted the strongest median sale-to-list at 98.85% across 64 sales, followed by 4 beds / 3 baths at 98.75% across 93 sales and 3 beds / 3 baths at 98.75% across 36 sales. At the weak end, the 3 beds / "Others" cell posted 92.39% across just 8 sales — a small sample that should be treated with caution — and the ≥6 beds / ≥6 baths cell posted 93.98% across 34 sales. The largest homes in the ZIP are both the slowest to sell and the most discounted.

By bedroom count alone, 3-bedroom homes posted the strongest median sale-to-list at 98.40% across 142 sales, while ≥6-bedroom homes posted the weakest at 96.26% across 73 sales. By bathroom count, 4-bath homes led at 98.29% across 111 sales, and ≥6-bath homes trailed at 93.81% across 41 sales.

HOA and pricing power

Homes with an HOA posted a 12-month median sale price of $725,000 versus $633,000 for homes without one — a 14.5% gap. They also posted a stronger median sale-to-list ratio (98.06% versus 96.58%) across 446 and 195 sales respectively. This is a correlation, not a causal claim: HOA properties in this ZIP are disproportionately newer, larger, and clustered in amenitized subdivisions, and those characteristics — not the HOA itself — are the more likely drivers of the price and negotiation gap. The velocity difference between the two groups is negligible (17 versus 18 days), so the HOA premium shows up in price and pricing power, not in speed.

Subdivision-level negotiation

The subdivision snapshot for the current month shows zero closings across all 22 tracked subdivisions, so sale-to-list ratios at the subdivision level are not calculable from this dataset. What the snapshot does show is active-listing median days on market, which ranges from 15 days in Foxhall to 168 days in Roswell Towneship. Litchfield Hundred, with a median list price of $1,599,000 across 7 active listings, shows a 17-day median — fast for its price point. Whisperwood, at a $1,250,000 median list across 4 active listings, shows 159 days. Westchester ($363,950 median list, 8 active listings) shows 101 days, and Mountain Park ($345,990 median list, 11 active listings) shows 92 days. These are listing-side figures, not closed transactions, and the sample sizes are small — but they suggest that the slow lane is concentrated in specific subdivisions rather than spread evenly across the ZIP.

The bottom line on pricing and negotiation

Sellers in the $550–650K range and in the 3-bed/3-bath and 4-bed/3-bath configurations retained the most pricing power over the past 12 months. Buyers found the most room in the $500–550K band, in condos, and in the ≥6-bedroom / ≥6-bath tier. The market's defining feature is not its median — it is the 18.3% of sales that took 64 days or longer, and the 123 transactions that closed 10% or more below list. Speed and pricing power are tightly linked here: the homes that sold in under two weeks overwhelmingly closed at or near list, while the homes that sat for two months or more absorbed the discounts.

The pattern is not a smooth seasonal curve. September and December both posted strong closings (71 and 69), while October and November fell off (53 and 44) before December rebounded. January was the clear trough at 36. Spring 2026 (February–May) averaged 57.25 sales per month, which is close to the 12-month average but not a pronounced spring surge. The back half of the window softened: the most recent three months (June, July, August 2026) averaged 46 sales per month, versus 56 per month in the first three months (September, October, November 2025) — a 17.3% decline in average monthly closings.

That 17.3% volume decline is the single most important historical pattern in the data. It is not a seasonal dip that reverses in spring — it is a sustained reduction in transaction count across the second half of the window. Whether it reflects reduced buyer demand, reduced listing supply, or both cannot be determined from this dataset, which contains no inventory or listing-count history.

Prices: a volatile fall, a steadier spring, a firm summer

The 12-month median price was $700,000. Monthly medians swung widely: September 2025 $685,000, October $775,000 (the peak), November $617,500 (the trough), December $655,000, January 2026 $639,000, February $665,000, March $674,500, April $717,500, May $685,000, June $769,000, July $702,500, and August $735,000.

The largest month-over-month move was November's -20.3% drop from October's peak. That single move accounts for most of the fall's volatility. From December 2025 onward, the monthly median never fell below $639,000 and trended upward into summer, with June's $769,000 the highest reading since October. The most recent month, August 2026, posted a median of $735,000.

The medium-term trend is positive despite the volume decline. The most recent three months' median price is 6.2% above the prior three months, and the most recent six months is 6.1% above the prior six. Over the full window, the median price span from first month to last month is +7.3%, and the most recent month-over-month move is +4.6%. So the story of the past 12 months is: fewer sales, higher prices. That combination is consistent with a market where the mix of what sold shifted toward higher-priced homes, or where supply tightened at the low end — but the dataset does not contain the inventory or listing data needed to distinguish between those explanations.

The October–November anomaly

The October-to-November swing deserves separate treatment. October posted the highest monthly median price of the window ($775,000) on 53 sales. November posted the lowest ($617,500) on 44 sales. A 20.3% single-month median decline on a modest volume change is a large move, and it is more likely a mix effect — a shift in which price tiers closed that month — than a broad repricing. November's 44 sales were the second-lowest monthly count of the window, and a small, skewed sample can move a median sharply. Buyers and sellers should not read the October–November swing as a market-wide 20% price drop; the December median of $655,000 and the subsequent recovery to $735,000 by August argue against that interpretation.

What the 12-month window does and does not support

The observed pattern is: peak volume in September, trough volume in January, peak median price in October, trough median price in November, and a firming price trend from spring through summer 2026 alongside declining volume. Whether September is reliably the volume peak or January reliably the trough cannot be established from one cycle. The dataset does not contain multi-year seasonality data, so no recurring seasonal claim is supportable.

What is supportable is the divergence between volume and price in the second half of the window. Average monthly sales fell 17.3% from the first three months to the most recent three, while the median price rose 6.2% over the same comparison window (most recent three months versus prior three). For sellers, that means the market is thinner but not cheaper — fewer buyers are transacting, but those who are transacting are paying more. For buyers, it means the negotiating room documented in the pricing section above is real, but it is not being handed out uniformly: the discounts are concentrated in specific price bands, property types, and configurations, not spread across the market.

Where relative value sits. The 500–550K band (45 transactions) is the most balanced negotiating zone in the ZIP: 7 sales at −2%, 8 at −4%, 7 at −6%, 6 at −8%, and 6 at list, with almost no extreme outliers on either side. The 550–600K band (54 transactions) is similar but with a firmer floor — 14 sales at list, 8 at −2%, and only 2 sales beyond −20%. Both bands sit below the ZIP's 12-month median price of $700,000 and below the 12-month median price per square foot of $238, while still offering meaningful discount frequency. For buyers who want liquidity plus a credible discount, these two bands are the structural sweet spot.

What buyers should watch. Two specific risks. First, the 950K–1M band (21 transactions) is thin and split — 5 sales at list, 4 at +4%, but also 2 at −16% and 1 each at −18%, −14%, −12%, −8%, −6%, −4%, and −2%. With only 21 closings, a single outlier moves the band's apparent pricing. Second, the 600–650K band (64 transactions, the largest single band by count) shows a bimodal pattern: 14 sales at list and 10 at −2%, but also 6 at −10%, 6 at −8%, and 2 at −18%. That spread suggests condition and micro-location are doing more work than the list price itself.

So what: A buyer in 30075 should target the 500–550K and 550–600K bands for the cleanest combination of discount frequency and liquidity, and should treat the 1M+ and 2020+ built segments as the places where patience converts directly into price. The 3-bed/3-bath and 4-bed/3-bath configurations are where competition is stiffest — expect to pay near list.

Pricing discipline by segment. The 550–600K band (54 transactions) shows the firmest pricing behavior in the ZIP — 14 sales at list, 8 at −2%, and only 2 sales beyond −20%. The 750–800K band (41 transactions) is similarly disciplined: 15 sales at list, 6 at −2%, 4 at −4%. By contrast, the 1M+ band (147 transactions) is where pricing discipline breaks down, with 45 sales at −8% or deeper. The 600–650K band (64 transactions) is the most internally inconsistent, with 14 at list but also 2 at −18% and 6 at −10%. In that band, list price alone is not a reliable predictor of outcome.

HOA dynamics. HOA properties (446 transactions, 69.6% of sales) had a 12-month median price of $725,000 versus $633,000 for non-HOA (195 transactions) — a 14.5% gap — and a median sale-to-list of 98.06 versus 96.58. Median DOM was nearly identical (17 vs. 18 days). The data shows HOA properties cleared at a higher median price and a firmer ratio, but it does not establish that HOA status caused either outcome; the two groups likely differ in age, size, and location.

New construction versus existing. The 2020+ cohort (50 transactions) carried a 12-month median price of $1,785,650 — the highest of any era — but also the slowest DOM (30 days) and weakest ratio (96.57%). The 2010–2019 cohort (51 transactions) sat at a $1,000,000 median, 27 days, and 96.97%. Both newer eras underperform the 1980–1999 cohort on speed and ratio despite commanding far higher prices. Newer housing competes on price level, not on liquidity.

So what: A seller in the 1980–1999 era with three baths is in the ZIP's strongest position — list close to market and expect a fast, near-list close. A seller in the 2020+ or ≥6-bed/≥6-bath tier should budget for a 30–39 day marketing window and a clearing price in the 93–97% of list range. Sellers in the 600–650K band should not assume list price is a reliable anchor; the band's outcomes are too dispersed.

Where homes are sitting. The 64+ day bucket contains 117 sales (18.3% of the total), and the 57–63 day bucket adds 25 more. Combined, 142 sales (22.1%) took 57 days or longer. The 43–49 day bucket (38 sales) is an outlier spike relative to the 36–42 day bucket (24 sales), suggesting a cluster of properties that miss the 6-week mark and then sit. At the subdivision level, the current-month snapshot shows Roswell Towneship at a 168-day median list DOM, Whisperwood at 159, Westchester at 101, Mountain Park at 92, and Sterling Crossville at 84 — all with active listings but zero closings in the snapshot month.

Where negotiation margins are largest. The 1M+ band is the widest-margin segment: 45 of 147 sales cleared at −8% or deeper, including 5 beyond −20%. The 600–650K band is the second-widest, with 2 sales at −18% and 6 at −10%. The 500–550K band is the most compressed, with 7 sales at −2% and 8 at −4% and no sales beyond −16%.

Competitive versus underserved segments. The 3-bed/3-bath configuration (36 transactions, 9.5-day median DOM) is the most competitive — inventory clears before most agents can schedule a second showing. The ≥6-bed/≥6-bath tier (34 transactions, 39-day median DOM, 93.98% ratio) is the most underserved by buyer attention relative to its price point. The Condo segment (42 transactions, 24-day median DOM, 97.15% ratio) is the slowest property type and the weakest ratio among the three main types.

Where shifts are occurring. The 12-month median price moved from a trough of $617,500 in November 2025 to $735,000 in August 2026, a 7.3% span change, with the most recent month up 4.6% month-over-month. The 3-month average versus the prior 3-month average is up 6.2%, and the 6-month versus prior 6-month is up 6.1%. Meanwhile, sales volume has fallen: the first three months of the window averaged 56 sales per month, the most recent three averaged 46, a 17.3% decline. The peak volume month was September 2025 at 71 sales; the trough was January 2026 at 36.

So what: An agent should build listing inventory in the 500–700K band where transaction mass is deep and pricing is disciplined, and should prepare sellers in the 1M+ and 2020+ segments for longer marketing windows and wider concessions. The 3-bed/3-bath configuration is where speed is highest and competition for listings is likely most intense. The subdivisions showing 84–168 day median list DOM with active inventory and no closings — Roswell Towneship, Whisperwood, Westchester, Mountain Park, Sterling Crossville — are candidates for pricing and positioning review.

Older housing stock. The 1950–1979 era (122 transactions, 19.2% of sales) carried a 12-month median price of $586,750 — the lowest of any era — with a 19-day median DOM and a 96.67% sale-to-list ratio. The Pre-1950 cohort is too small (3 transactions) to analyze. The 1980–1999 era (300 transactions) is the volume backbone at a $712,500 median, 16-day DOM, and 98.16% ratio. The 1950–1979 cohort is the only era combining a sub-$600K median with meaningful transaction count.

Price trends and variation. The 12-month median price rose 7.3% from the first to the last month of the window, with a 6.2% gain in the most recent 3-month average versus the prior 3-month average and a 6.1% gain on the 6-month comparison. The peak median was $775,000 in October 2025; the trough was $617,500 in November 2025 — a 20.3% single-month swing, the largest in the window. Volume declined 17.3% from the first three months (56 sales/month average) to the most recent three (46 sales/month average). Price and volume are moving in opposite directions.

Geographic and subdivision concentration. Roswell accounts for 99.5% of sales. At the subdivision level, the current-month snapshot shows active listing clusters in Wexford (20 active listings, $475,000 median list, 48-day median DOM), Grand Reserve (15 active, $294,950 median list, 54-day DOM), Heritage at Roswell (12 active, $570,000 median list, 27-day DOM), and Mountain Park (11 active, $345,990 median list, 92-day DOM). These are listing-side concentrations, not transaction-side — the snapshot shows zero closings in the month for each.

What the data does not support. This dataset contains no rental income, expense, occupancy, or financing data. Rental yield, cap rate, cash-on-cash return, and total return cannot be calculated from these records. A low median price is not evidence of investment merit; it is only a price observation.

So what: An investor should focus further investigation on the 1950–1979 era for its combination of sub-$600K median pricing and 122 transactions of liquidity, and on the 1M+ and 2020+ segments for their documented discount depth and longer marketing windows. The subdivisions with high active-listing counts and long median list DOM — Wexford, Grand Reserve, Mountain Park — are where listing-side supply is concentrated and where price discovery may be slowest. Any yield or return analysis requires data this dataset does not contain.

3. New construction commands a massive price premium and pays for it in time on market. Homes built 2020 or later recorded a 12-month median price of $1,785,650 across 50 sales — roughly 2.5x the $712,500 median for the 1980–1999 cohort (300 sales) and about 3x the $586,750 median for 1950–1979 (122 sales). But that newest cohort also had the slowest median days on market in the dataset at 30 days, versus 16 days for 1980–1999 stock, and the weakest median sale-to-list at 96.57% versus 98.16% for 1980–1999. The 2010–2019 cohort shows the same pattern in milder form: $1,000,000 median price, 27 median DOM, 96.97% sale-to-list.

4. The 1980–1999 housing stock is the liquidity engine of the ZIP. This era accounts for 300 of 641 sales (47.2%) and posts the fastest median DOM (16 days) and the strongest median sale-to-list (98.16%) of any era. It is also the only era where median sale-to-list exceeds 98%. Buyers competing in this segment are competing against the deepest pool of comparable sales and the most motivated seller behavior in the ZIP.

5. Five-bedroom homes sell faster than three-bedroom homes. The 5-bed cohort (159 sales) recorded a 12-month median DOM of 15 days, while the 3-bed cohort (142 sales) recorded 17 days and the ≤2-bed cohort (55 sales) recorded 20 days. The 5-bed median price was $875,000 versus $583,000 for 3-bed. The speed advantage is modest but consistent, and it runs counter to the common assumption that larger homes sit longer.

6. The 4-bed / 3-bath configuration is the single most liquid combination in the ZIP. Among 93 sales of 4-bed, 3-bath homes, median DOM was 13 days and median sale-to-list was 98.75% — the second-strongest sale-to-list of any bed/bath pairing with meaningful volume. The 3-bed / 3-bath pairing was even faster at 9.5 median DOM across 36 sales, but on a smaller sample. By contrast, the ≤6-bed / ≥6-bath configuration (34 sales) had a 39-day median DOM and 93.98% median sale-to-list — the slowest and weakest pairing in the dataset.

7. HOA properties carry a 14.5% median price premium but no meaningful speed advantage. With-HOA homes (446 sales) had a 12-month median price of $725,000 versus $633,000 for no-HOA homes (195 sales), a $92,000 gap. Median DOM was 17 days with HOA versus 18 days without — effectively identical. The price gap is a composition effect as much as anything else: HOA properties skew toward newer, larger, and higher-priced subdivisions, so this is a correlation in the observed transactions, not evidence that an HOA itself creates value.

8. Condos are the highest $/sqft product in the ZIP and the slowest to sell. Condos (42 sales) recorded a median of $260 per square foot — above Single Family at $238 and Townhouse at $236 — yet had the slowest median DOM of any property type at 24 days and the weakest median sale-to-list at 97.15%. Townhouses (96 sales) were the strongest negotiators' segment at 98.16% median sale-to-list. Single Family dominates volume at 496 sales (77.4%) with a $758,750 median price.

9. The market's price peak and volume peak occurred in different months, and the trough was sharp. The highest monthly median price in the 12-month window was $775,000 in October 2025; the lowest was $617,500 in November 2025 — a −20.3% month-over-month move, the largest single-month price swing in the dataset. The highest volume month was September 2025 at 71 sales; the lowest was January 2026 at 36 sales. Price and volume did not peak together, which means the October price high was achieved on declining transaction counts (53 sales) rather than on broad participation.

10. Sales volume has contracted while median price has risen. The most recent three months (June–August 2026) averaged 46 sales per month versus 56 per month in the first three months of the window (September–November 2025), a −17.3% decline. Over the same arc, the 12-month median price span change was +7.3%, the 3-month median versus the prior 3 months was +6.2%, and the 6-month versus prior 6-month comparison was +6.1%. The August 2026 median of $735,000 sits 4.6% above the prior month. Fewer transactions are clearing at higher prices — a pattern consistent with a market where the marginal sale is increasingly a higher-priced home rather than a broad-based price lift.

Are home prices in 30075 rising or falling? Prices rose over the 12-month window ending August 2026: the median sale price was 7.3% higher in the final month of the period than in the first. The most recent month's median (August 2026) was $735,000, up 4.6% from the prior month, and the trailing three months came in 6.2% above the prior three.

How fast are homes selling in ZIP 30075? The 12-month median days on market in ZIP 30075 was 17 days. 31.4% of the 641 sales closed within 7 days and 45.4% within 14 days, while 18.3% took 64 days or longer.

How close to asking price do homes sell in 30075? Of the 638 transactions with a recorded list price over the 12 months ending August 2026, 64.6% sold below list, 19.9% sold at list, and 15.5% sold above list. The median sale-to-list ratio for single-family homes was 97.5%.

Where can buyers negotiate in ZIP 30075? Buyers had the most leverage in the $1M+ band, where 5 sales closed more than 20% below list and 8 closed 14% below. Condos were the most negotiable property type, with a median sale-to-list ratio of 97.1%, and the largest homes (6+ beds and 6+ baths) closed at a median of 93.98% of list.

Which property type sells fastest in 30075? "Others" (a small 7-sale category) had the shortest median DOM at 14 days, but the sample is too small to be reliable. Among the three major types, single-family homes were fastest at a median of 17 days, followed by townhouses at 19.5 days and condos at 24 days.

What is the median price per square foot in ZIP 30075? The 12-month median price per square foot in ZIP 30075 was $238. Condos carried the highest median at $260 per square foot, while single-family homes and townhouses were nearly tied at $238 and $236 respectively.

Which property type dominates sales in ZIP 30075? Single-family homes accounted for 77.4% of the 641 sales in the 12 months ending August 2026 (496 closings), followed by townhouses at 15.0% (96) and condos at 6.6% (42). The $1M+ price band was the single largest segment at 22.9% of all sales.

Do homes with an HOA sell for more in 30075? HOA properties had a higher 12-month median sale price of $725,000 versus $633,000 for non-HOA homes, a 14.5% gap. HOA homes also sold slightly faster (17 vs. 18 median days) and closer to list (98.06% vs. 96.58%). This is a correlation in the observed transactions, not evidence that an HOA causes higher prices.

Which price band is most active in ZIP 30075? The $1M+ band was the largest single segment with 147 sales over the 12 months ending August 2026, or 22.9% of the 641 total. The $600,000–$650,000 band was the busiest mid-market tier with 64 sales.

What is the median price of a 5-bedroom home in 30075? Five-bedroom homes carried a 12-month median sale price of $875,000 across 159 sales, and they sold fastest of any bedroom count at a median of 15 days. Homes with 6 or more bedrooms had a median of $1,460,000 but took 20 days.

How much do 6-bedroom, 6-bath homes sell for in 30075? The 34 sales of homes with 6+ bedrooms and 6+ baths over the 12 months ending August 2026 had a median sale price of $2,020,000 — the highest-priced segment in the dataset — and a median of 7,730.5 square feet. They were also the slowest-moving, at a median of 39 days, and closed at a median of 93.98% of list.

What is the median price of a condo in ZIP 30075? Condos had a 12-month median sale price of $397,500 across 42 sales, the lowest of the three major property types. They also had the highest price per square foot ($260) and the longest median DOM (24 days).

What is the median price of a townhouse in 30075? Townhouses sold for a 12-month median of $579,500 across 96 sales, with a median of $236 per square foot and a median of 19.5 days on market. Townhouses had the strongest median sale-to-list ratio of any type at 98.16%.

How much did the most expensive month differ from the cheapest in 30075? The highest monthly median sale price in the 12 months ending August 2026 was $775,000 in October 2025; the lowest was $617,500 in November 2025 — a swing driven largely by a 20.3% month-over-month drop into November, the largest single-month move in the period.

When is the best month to sell a home in ZIP 30075? September 2025 was the peak volume month with 71 closings, while January 2026 was the slowest with 36. The most recent three months (June–August 2026) averaged 46 sales per month versus 56 per month in the first three months of the window, a 17.3% decline in transaction pace.

Which subdivisions have the highest median list prices in ZIP 30075? In the current-month subdivision snapshot, Heatherton had the highest median list price at $2,987,000 across 6 active listings, followed by Historic Roswell at $1,699,000 and Litchfield Hundred at $1,599,000. These are active-listing medians, not closed sale prices.

Which subdivisions in 30075 have the lowest price per square foot? Among subdivisions with active listings in the current snapshot, Grand Reserve had the lowest median price per square foot at $155.18, followed by Westchester at $162.69 and Mountain Park at $184.33. Wexford, with the most active listings (20), sat at $190.96 per square foot.

Which subdivisions in 30075 have the longest days on market? In the current-month subdivision snapshot, Roswell Towneship had the longest median DOM at 168 days, followed by Whisperwood at 159 and Westchester at 101. These reflect active listings, not closed sales, so they measure how long current inventory has been sitting.

Which subdivisions in 30075 are selling fastest? Foxhall had the shortest median DOM in the current subdivision snapshot at 15 days, followed by Litchfield Hundred at 17 and Cottages of Roswell at 26. Foxhall's median list price was $789,900 and Litchfield Hundred's was $1,599,000.

Which 30075 subdivisions have the most active listings right now? Wexford leads with 20 active listings at a median list price of $475,000, followed by Grand Reserve with 15 at $294,950 and Heritage at Roswell with 12 at $570,000. Grand Reserve's 15 listings at a $155.18 median price per square foot represent the lowest-priced concentration of inventory in the snapshot.

How much of ZIP 30075's housing stock was built before 1980? 122 of the 641 sales in the 12 months ending August 2026 (19.2%) were homes built between 1950 and 1979, with a median price of $586,750. Only 3 sales (0.5%) were pre-1950. The dominant era was 1980–1999, which accounted for 300 sales (47.2%) at a median of $712,500.

Do newer homes sell for more in ZIP 30075? Homes built in 2020 or later had the highest 12-month median sale price at $1,785,650 across 50 sales, versus $586,750 for 1950–1979 homes. Newer homes were also slower to sell (30 median days vs. 16 for 1980–1999 stock) and closed further below list (96.57% vs. 98.16%).

What is the most common home size in ZIP 30075? The average home sold over the 12 months ending August 2026 had 3,539 square feet, 4.1 bedrooms, and 3.5 baths. The most common configuration was 4 bedrooms with 3 baths (93 sales), followed by 3 bedrooms with 2 baths (98 sales).

How many homes sold above asking price in ZIP 30075? 99 of the 638 transactions with a recorded list price (15.5%) closed above list over the 12 months ending August 2026. Another 127 sales (19.9%) closed exactly at list, and 412 (64.6%) closed below.

Which ZIP 30075 price band has the most over-ask sales? The $1M+ band produced the most above-list closings in absolute terms, including 5 sales more than 20% above list and 6 at 4% above. The $950K–$1M band was also competitive, with 4 sales at 4% above list against only 5 at list.

How competitive is the $550,000–$600,000 market in 30075? The $550K–$600K band was the most "at-list" segment in the dataset: 14 of its sales closed exactly at list, versus 8 at 2% below and 6 at 10% below. Only 4 sales in this band closed above list, suggesting sellers here priced accurately and buyers rarely bid up.

What share of 30075 sales were single-family homes versus condos? Single-family homes made up 77.4% of the 641 sales in the 12 months ending August 2026, townhouses 15.0%, condos 6.6%, and other types 1.1%. Condos were the smallest major segment at 42 sales.

How long does it take to sell a 3-bedroom, 3-bath home in 30075? The 36 sales of 3-bedroom, 3-bath homes over the 12 months ending August 2026 had the shortest median DOM of any bed-bath combination at 9.5 days, with a median sale price of $581,250 and a median sale-to-list ratio of 98.75%.

What is the median sale-to-list ratio in ZIP 30075? The strongest median sale-to-list ratio by bedroom count was 3-bedroom homes at 98.40%, followed by 5-bedroom homes at 98.35%. The weakest was 6+ bedroom homes at 96.26%, reflecting the deeper discounts required to move the largest properties.

How much inventory is available in 30075 subdivisions right now? The current subdivision snapshot covers 22 subdivisions with active listings but zero recorded closings for the month, so months-of-supply cannot be calculated from this dataset. Active listing counts range from 20 (Wexford) down to 3 (North Point, Cottages of Roswell, Foxhall, and Sterling Crossville).

Which 30075 subdivision has the highest price per square foot? Whisperwood had the highest median price per square foot in the current subdivision snapshot at $470.63, followed by Heatherton at $456.87 and Historic Roswell at $369.35. Whisperwood's median list price was $1,250,000 with a median DOM of 159 days.

What is the median list price in the Roswell subdivision proper? The subdivision labeled "Roswell" had a median list price of $827,490 across 8 active listings in the current snapshot, with a median of $345.92 per square foot and a median DOM of 32 days.

How many sales happened in Mountain Park versus Roswell in 30075? Over the 12 months ending August 2026, Roswell accounted for 638 of the 641 sales in ZIP 30075, with a median price of $700,000 and $554,427,100 in volume. Mountain Park accounted for 3 sales at a median of $595,000.