60 days on market (MLS)Single Family Residence▼ Price cut: $75,000 (10/1)
$2,500,000
5-Bedroom Home in Milton Meadows Minor Subdivision
13040 Arnold Mill Road, Roswell, GA 30075
Single Family Residence in Milton Meadows Minor Subdivision, Roswell · No CDD on record · Built 2026
Milton Meadows Minor Subdivision · Roswell, GA 30075 · Fulton County
Listing data updated October 13, 2026 at 10:26 AM ET · checked against the MLS hourly
5Bedrooms
6Bathrooms
5,700Sq Ft
2026Year Built
$439Per Sq Ft
GarageNew constructionNo CDD on record5 bedrooms
How to read this page: MLS listing facts carry their source; everything else is labelled as a public record, a calculation, an estimate, or something to verify. Where local data is too thin to support a number, the page says so instead of guessing.
101% above
$/sq ft vs community
$439 here vs $218 median sold (12 mo)
Buyer leverage
Balanced market
60 days on market
$6k–$12k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
As of October 13, 2026, 13040 Arnold Mill Road in Milton Meadows Minor Subdivision, Roswell is listed at $2,500,000 (5,700 sq ft, about $439 per sq ft). It has been 60 days on market. Listing facts: new construction, no HOA. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
New construction — built 2026
5,700 sq ft of living area
Garage
Listed at $2,500,000 — recent neighborhood median sale price ~$1,229,500 (nearby sales; deemed reliable, not an appraisal)
60 days on market
No HOA reported by the listing (confirm)
Listing description
About this home
Welcome to an extraordinary custom residence where timeless architecture meets thoughtfully curated design. Every detail of this home has been intentionally selected to create a warm yet sophisticated living experience, blending classic craftsmanship with modern luxury. The striking exterior showcases painted brick accented by creamy board-and-batten siding, rich stained wood entry doors, custom chevron garage doors, natural limestone detailing, Pella-clad windows, and a combination of architectural shingles and standing seam metal roof accents that create exceptional curb appeal.
A covered outdoor living space with a masonry fireplace and tongue-and-groove ceilings extends the home's luxurious design outdoors. Inside, soaring ceilings, custom millwork, wide-plank hardwood flooring, and designer lighting set the tone for elegant everyday living. The heart of the home features a chef's kitchen with handcrafted custom cabinetry, a furniture-style island, premium stone countertops, a farmhouse sink with integrated drip ledge, designer brass hardware, and an adjoining scullery that offers additional prep space, storage, and organization for effortless entertaining.
The home is filled with custom architectural details including vaulted ceilings with exposed stained beams, extensive crown molding, oversized baseboards, designer shiplap accents, built-in plate displays, custom wine storage, and beautifully crafted feature walls throughout. These thoughtful finishes provide character rarely found outside of fully custom homes. The luxurious primary suite is designed as a private retreat, featuring furniture-inspired custom cabinetry, spa-quality finishes, and carefully selected natural materials that create a refined, relaxing atmosphere.
Secondary baths, powder rooms, laundry room, and auxiliary spaces continue the elevated design with individually selected cabinetry, custom hardware, and distinctive finishes, ensuring every room has its own unique personality while maintaining a cohesive aesthetic throughout the home. Designed for both entertaining and everyday living, this home offers formal and casual gathering spaces, a dedicated wine display, exceptional indoor-outdoor flow, and a level of craftsmanship that reflects true custom construction. From the architectural trim details to the carefully curated color palette and premium finishes, every element has been thoughtfully executed to create a residence that is both timeless and enduring.
All 26 photos
Description provided by Compass and reproduced from the MLS; not independently verified.
Listing data, public records, our calculations, and what to verify — each fact shown once. Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Listing facts MLS
List price$2,500,000
Bed / bath5 / 6
Living area5,700 sq ft
Year built2026
Property typeSingle Family Residence
GarageYes
MLS #10819621
Listing status60 days on market (MLS)
Public records & third-party data
FEMA flood zoneNot verified — check msc.fema.gov
Ground elevation~1078 ft
CountyFulton
Area listings1 active · 0 under contract
Estimated first-year tax~$26,250/yr
CDD assessmentNone on record
HOANone reported
Calculated estimates
Price per sq ft$439
Estimated monthly payment$16,691
Insurance (illustrative)$6k–$12k/yr
Messtimate range$917,700 – $1,385,100
Comparable-sales median$1,229,500
Buyer should verify Buyer verify
Exact HOA dues, fees, and restrictionsRoof age and conditionHVAC age and conditionA property-specific insurance quoteSurvey and lot boundariesPermit historyFlood-insurance requirementsSchool zoning (confirm with the district)Property taxes after sale (homestead reset)CDD / community assessmentsSquare footage and room dimensions
Financing
Estimated monthly payment
$16,691/mo
Principal & interest $13,848/mo83%
Taxes $2,188/mo13%
Insurance $656/mo4%
$16,691/mo at 20% down, 30-yr @ 7.4% · edit any field to update.
Estimated ownership costs for general information. Confirm each with the county, your lender, and an insurer. See data & estimate notes.
Property tax (first-year est.)
~$26,250/yr
Estimate: a typical Fulton effective rate applied to the list price before any exemptions. Florida bills change with reassessment, homestead and other exemptions, and local taxing districts — this is not your expected bill. Confirm with the county property appraiser.
CDD assessment
None on record
No CDD assessment appears in our records for this community. CDD assessments show on the county tax bill — confirm with the tax collector.
Insurance (illustrative range)
$6k–$12k/yr
An illustrative modeled range, not based on carrier underwriting and not a quote. Florida premiums vary significantly by roof age, wind-mitigation features, claims history, and carrier — a real quote can land well outside this range. Flood zone not verified for this address — check msc.fema.gov and confirm coverage. Get a quote from a licensed insurer before relying on any figure.
HOA
None reported
The listing reports no HOA. Confirm with the county record that no mandatory association applies.
Environmental data
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
FEMA flood zone
Not verified
Not yet verified for this address. Look up the parcel at msc.fema.gov before relying on any flood assumption.
Ground elevation
~1078 ft
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
Windstorm / insurance
Obtain a quote
Premiums and coverage vary by home (roof age, wind mitigation, claims history); obtain a quote from a licensed insurer.
Hazard risk
Natural hazard risk
FEMA National Risk Index for Fulton County, GA: overall Relatively High. Ratings compare this county with every county in the United States for expected annual loss from each hazard.
HurricaneRelatively Low
Inland floodingRelatively High
Heat waveRelatively Moderate
WildfireVery Low
TornadoRelatively High
LightningVery High
Strong windRelatively High
HailRelatively High
Cold waveRelatively High
Winter weatherRelatively Moderate
Source: FEMA National Risk Index (county level, hazard risk ratings only). Ratings describe the county, not this parcel; the flood zone shown above is parcel-specific. Verify insurance requirements with your lender and agent.
Connectivity
Internet & broadband
Fiber
Check availability
Address-level fiber service is not confirmed for this home. Check the FCC National Broadband Map (broadbandmap.fcc.gov) or the provider for this address.
Cable
Check availability
Cable broadband is common in Florida and Georgia towns but not confirmed for this address; verify with the provider.
Fixed wireless / satellite
Check availability
5G home internet and satellite service depend on the exact location; check coverage for this address.
Momentum Research · Milton Meadows Minor Subdivision
Pricing & the Milton Meadows Minor Subdivision market
How this home is priced against recent nearby sales, and where Milton Meadows Minor Subdivision has been over 25 years. Momentum Research analysis of Georgia MLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
This home’s $/sq ft vs. nearby sales
List $/sq ft against recent nearby closed sales; the community median is marked.
Property timeline
This home’s history
2026BuiltPer public record
About Aug 2026Listed (per MLS)MLS reports 60 cumulative days on market as of October 13, 2026
Sep 2, 2026First seen on movewithmomentum.comObserved at $2,675,000
Sep 9, 2026Price cut$2,600,000 (-$75,000, -2.8%)
Sep 16, 2026Price cut$2,575,000 (-$25,000, -1.0%)
Oct 1, 2026Price cut$2,500,000 (-$75,000, -2.9%)
NowActiveCurrently for sale
Build year is from public record. The MLS list date is approximate (today minus the cumulative days on market the MLS reports, which can span relistings). Other milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Transparency
Price & listing history
Listed for $2,500,000Momentum Realty · on market 60 days
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
How it stacks up
Comparable recent sales
6 closed sales within about 3 miles in the last 18 months — same property type, living area within 30% of this home. Sold prices are MLS closed-sale records, deemed reliable but not guaranteed.
Sold Jul 2026
$875,000
1095 Laurian Park Drive, Roswell
5 / 4.5 bd/ba · 5,721 sq ft · $153/sq ft
Courtesy of The Rezerve · View details →
Sold Sep 2026
$1,259,000
715 Fawn Ridge Court, Roswell
6 / 5.5 bd/ba · 5,675 sq ft · $222/sq ft
Courtesy of Atlanta Fine Homes - Sotheby's Int'l · View details →
Sold Oct 2026
$910,000
640 Garden Wilde Place, Roswell
6 / 4.5 bd/ba · 5,661 sq ft · $161/sq ft
Courtesy of Keller Williams Realty North Atlanta · View details →
Sold Oct 2025
$1,395,000
12545 Needham Street, Alpharetta
6 / 5.5 bd/ba · 5,741 sq ft · $243/sq ft
Courtesy of Ansley RE|Christie's Int'l RE · View details →
Sold Feb 2026
$1,900,000
115 Ariel Court, Roswell
4 / 4.5 bd/ba · 5,756 sq ft · $330/sq ft
Courtesy of The Rezerve · View details →
Sold Sep 2026
$1,200,000
155 Ansley Way, Roswell
5 / 6.5 bd/ba · 5,571 sq ft · $215/sq ft
Courtesy of Atlanta Communities · View details →
Median of these 6 sales: $1,229,500 ($218/sq ft). Stronger local evidence. Shown for general reference only — not an appraisal or a statement of this home’s value.
The Messtimate™
The Messtimate
This is a deliberately dumb estimate — living area times a range of recent neighborhood $/sq ft, and nothing else. It is not an appraisal, not market value, and not a valuation of this home. Even a tight range from comparable sales can’t price a specific home — here’s why.
$917,700the mess$1,385,100
Stronger local evidence — 6 comparable closed sales within about 3 miles, closed within the last 18 months, same property type, living area within 30% of this home.
Actual list price: $2,500,000 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 51% spread on the same house — and that gap is exactly what an automated guess can't see:
Condition & finishes — as new construction, builder upgrades and finish level aren't in a sq ft number.
The lot & views — a premium golf, water, or preserve lot vs. a road-facing one: same sq ft, very different price.
Outliers skew it — the band above comes from 6 nearby sales; one flip or distressed sale moves the whole $/sq ft.
Carrying costs & concessions — CDD, HOA, insurance, and seller-paid buydowns change what a buyer actually pays.
And here's what the live market is doing — which the number above ignores entirely:
1 active listing competing
For reference, this home is listed at $2,500,000 ($439/sq ft). The list price is the seller's asking price and is not derived from this range.
Want a property-specific review from a licensed agent? A Momentum Realty agent will do a real, free comparative market analysis — walking the home, the lot, the condition, and the live market. That's the difference between a Messtimate and a valuation.
Methodology: 5,700 sq ft × $161–$243/sq ft (interquartile band of 6 comparable closed sales within about 3 miles, last 18 months; MLS closed-sale records). Estimate for general information only; not an appraisal, valuation, or offer. Updated October 13, 2026.
Momentum Research
The Momentum read
🟡 Asking $439 per square foot, about 101% above the community’s $218 median. Milton Meadows Minor Subdivision’s 12-month median sold price per square foot is $218. MLS facts: Georgia MLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
What’s unique here: one of only 1 active listings in Milton Meadows Minor Subdivision, no CDD assessment.
Updated October 13, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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Listed by Compass · MLS # 10819621
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Keep looking
Similar homes for sale near Milton Meadows Minor Subdivision
Active listings nearby at a comparable size and price. Listings held by brokerages other than Momentum Realty are marked with the listing broker. Deemed reliable but not guaranteed.
Recent local developments near this home, compiled from news and public sources. Provided for general information; verify details with the original source.
Sep 2026 · Infrastructure
Atlanta City Council advances resolution for 22-mile Beltline rail roadmap
A resolution from Council Member Kelsea Bond asks the mayor, MARTA and Beltline leaders to build an implementation and funding roadmap for a $3.5 billion, 22-mile light rail loop. A full Council vote was scheduled for Sept. 21, with a proposed Jan. 26, 2027 deadline for the roadmap. Public comment on the Beltline transit plan closes Nov. 3, 2026.
Why it matters: If funded, Beltline rail could improve transit access to intown neighborhoods and job centers, though no construction start or first segment has been set. The project is about 23 miles south of Milton Meadows Minor Subdivision, elsewhere in Fulton County.
Cherokee County extends data center moratorium by 180 days
Cherokee County commissioners voted unanimously to add 180 days to a 30-day pause on data center applications passed in July. Staff will research and draft specific regulations. The county has no data center ordinance and no pending data center applications.
Why it matters: The pause delays any large power-intensive industrial projects in unincorporated Cherokee County until rules are set, affecting land-use and utility planning. The site is about 12 miles northwest of Milton Meadows Minor Subdivision.
See schools, amenities, builders, HOA/CDD detail, and every active & sold home in the community — the single biggest advantage of buying here over a portal.
Schools currently assigned to this address in Fulton County, provided as neutral factual data. Assignments can change — confirm current zoning with the school district. This is not a statement about the home's suitability for any person or family.
Crabapple CrossingAssigned elementary school · Fulton County School District
NorthwesternAssigned middle school · Fulton County School District
MiltonAssigned high school · Fulton County School District
Assigned schools per the MLS listing — assignments can change; confirm current zoning with the district. Browse school-zone pages →
Nearby & guides
City, county & community guides
Where this home sits, with links to the matching guides. General reference only.
Items worth confirming for 13040 Arnold Mill Road, chosen from what the record shows. This is general guidance, not advice about this specific property.
New construction: get the builder's warranty terms and the certificate of occupancy in writing, and ask which finishes shown are upgrades.
The listing reports no HOA: confirm with the county record that no deed restrictions or mandatory association apply to this parcel.
Look up the parcel on FEMA's Flood Map Service Center and confirm with your insurer whether flood insurance is required.
Get a homeowners insurance quote for this specific address in Fulton County; age of roof and any prior claims affect the premium.
Listed living area is 5,700 sq ft: verify it against the property appraiser's record and measure before relying on it.
Order a survey to confirm lot boundaries and easements.
Review permit history with the county.
Property taxes: the estimate on this page (about $26,250/yr) assumes reassessment at the list price; confirm exemptions with the county tax assessor.
School zoning shown here comes from district data and changes; confirm the assigned schools directly with the district before relying on them.
Provenance
Data sources & freshness
Listing record
Georgia MLS, checked against the MLS hourly (last: October 13, 2026)
Comparable sales
Georgia MLS closed sales within about 3 miles, last 18 months, as of September 20, 2026
Flood zone & elevation
Not verified for this address — look it up at msc.fema.gov
Taxes & monthly cost
Typical county effective rate applied to the list price; an estimate, not a bill
Insurance figure
Modeled estimate; obtain a real quote before offering
Schools
2025-26 district assignments; verify with the district
Momentum Research lines are our own analysis of Georgia MLS records; MLS data is deemed reliable but not guaranteed. Estimates are informational, not appraisals or advice. Methodology: how Momentum scores are computed.
Answered before you ask
Frequently asked questions
How big is 13040 Arnold Mill Road and when was it built?
Per the listing record, 13040 Arnold Mill Road was built in 2026 and has 5,700 sq ft of living area, 5 bedrooms and 6.0 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 13040 Arnold Mill Road in?
13040 Arnold Mill Road is in Milton Meadows Minor Subdivision in Roswell, Fulton County. The comparable-sales section on this page shows recent closed sales nearby from the same MLS data.
Does 13040 Arnold Mill Road have an HOA?
The listing reports no HOA. Confirm with the county record that no deed restrictions or mandatory association apply to the parcel.
How are property taxes on 13040 Arnold Mill Road estimated?
The estimate on this page (about $26,250 per year) assumes the county reassesses at the list price. Georgia counties reassess after a sale and exemptions such as homestead must be applied for by the new owner, so the seller's current bill is not a guide. Confirm with the county tax assessor.
Is 13040 Arnold Mill Road in a flood zone?
A flood designation has not been verified for this address. Look up the parcel on FEMA's Flood Map Service Center (msc.fema.gov) and confirm with your insurer.
Can I rely on the figures on this page?
No. Estimated taxes, insurance, payments, and any market or comparable-sales summary are opinions and estimates for general information only and should not be relied upon. Verify all information independently before making any decision.
Ready when you are
See 13040 Arnold Mill Road in person
Private tours available 7 days a week, in person or by live video walkthrough. Request a tour or send a question and a licensed Momentum Realty agent will follow up.
Opinion & estimate — do not rely on this page. Any figure on this page that is not a verbatim fact from the listing or a public record — including estimated property taxes, insurance, CDD/HOA amounts, mortgage payments, comparable-sales summaries, and market statistics — is an opinion and estimate provided for general informational purposes only. These figures may be inaccurate or out of date, are not appraisals, valuations, or financial, legal, tax, or investment advice, and should not be relied upon. Do not make any purchase, offer, financing, or other decision based on this page. Independently verify everything — price, square footage, lot size, year built, taxes, CDD/HOA, flood status, school assignments, permits, and community rules — with the listing broker, the county, your lender, a licensed inspector, an insurer, and your own advisors before acting.
Estimate methodology. Tax estimates apply county millage to the list price (less the homestead exemption where the parcel is matched to the certified roll) and will differ from the actual assessed bill. Cost and market figures are derived from available data and simple calculations, not a professional appraisal. We make no representation that any estimate reflects fair market value.
Equal Housing Opportunity. Content on this page is compiled from public records, MLS data, and automated sources and may contain errors or be out of date. It is general information only, not a representation about any specific property, community, builder, or association. Verify information independently before relying on it. Momentum Realty supports the Fair Housing Act and does not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. Information about schools, distances, and amenities is provided as neutral factual data to help you research the property and is not a statement about who should or should not live here or the suitability of the home or neighborhood for any person or group. School data may change — confirm current assignments with the school district.
Found an error? If you are the owner, listing agent, or a party to this property and believe any information is inaccurate, email and we will review and correct or remove it promptly.
Automated content. Some summaries, distances, and estimates on this page are generated automatically from public and proprietary data sources and may contain errors or omissions. We strive for accuracy but cannot guarantee the completeness or accuracy of any information. Verify anything important independently.
No warranty; measurements & photos. No guarantee, warranty, or representation of any kind is made regarding the completeness or accuracy of any information, descriptions, or measurements on this page — including square-footage measurements and property condition — all of which should be independently verified through appropriate means, including in-person inspection and public records. Photographs may be virtually staged or digitally enhanced and may not reflect actual property conditions. Momentum Realty and its agents expressly disclaim any liability in connection with the information provided.
Sold price and details are from public records and the MLS, deemed reliable but not guaranteed. Shown for comparison only — not an appraisal or a statement of this home's value.
