Single Family Residence in Hickory Plantation, Norcross · No CDD on record
Hickory Plantation · Norcross, GA 30093 · Gwinnett County
Listing data updated October 13, 2026 at 10:23 AM ET · checked against the MLS hourly
3Bedrooms
2.5Bathrooms
2,004Sq Ft
1985Year Built
$115Per Sq Ft
No CDD on recordFEMA Zone X
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.
25% below
$/sq ft vs community
$115 here vs $153 median sold (12 mo)
Buyer leverage
Seller-leaning
3 days on market
3.0 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
Zone X
Flood risk
Minimal hazard per FEMA; ~900 ft elevation
$1k–$2k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
Below all 12
Price vs recent sales
Asking $230k is at or below all 12 recent closed sales; also one of the largest homes here at 2,004 sq ft
As of October 13, 2026, 1402 Black Hickory Place in Hickory Plantation, Norcross is listed at $230,000 (2,004 sq ft, about $115 per sq ft). That is 32% below Hickory Plantation's median closed sale of $336,900 over the last 12 months (5 recorded sales). Per square foot it is below the community's recent $153/sq ft by about 25%. It came to market within the past week. Listing facts: built in 1985, no HOA. The parcel maps to FEMA flood zone X, outside the special flood hazard area. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
Built 1985 · 41 yrs
2,004 sq ft of living area
Listed at $230,000 — recent neighborhood median sale price ~$336,900 (nearby sales; deemed reliable, not an appraisal)
New to market
No HOA reported by the listing (confirm)
Listing description
About this home
Welcome to this incredible opportunity to own a spacious home in a prime location just minutes from I-85, shopping, popular restaurants, parks, and schools, strong neighborhood values and plenty of potential to add your personal touches, this home is an excellent opportunity for homeowners and investors alike. Enjoy the space, flexibility, and unbeatable location while building equity in a property with tremendous upside. Property is being sold as-is and requires full renovation; Cash buyers, Conventional loan or Renovation loan financing only.
Home will not qualify for FHA, VA.
Description provided by Virtual Properties Realty.com 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$230,000
Bed / bath3 / 2.5
Living area2,004 sq ft
Year built1985
Property typeSingle Family Residence
MLS #10847348
Listing statusNew — 3 days on market
Public records & third-party data
FEMA flood zoneZone X
Ground elevation~900 ft
CountyGwinnett
Area listings2 active · 1 under contract
Estimated first-year tax~$2,415/yr
CDD assessmentNone on record
HOANone reported
Calculated estimates
Price per sq ft$115
Estimated monthly payment$1,600
Insurance (illustrative)$1k–$2k/yr
Comparable-sales median$336,900
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
$1,600/mo
Principal & interest $1,274/mo80%
Taxes $201/mo13%
Insurance $125/mo8%
$1,600/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.)
~$2,415/yr
Estimate: a typical Gwinnett 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)
$1k–$2k/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 insurance not federally mandated (Zone X). 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
Zone X
From the FEMA National Flood Hazard Layer. In this zone lender-required flood insurance is generally not mandated; confirm for the parcel.
Ground elevation
~900 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 Gwinnett 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
DroughtRelatively Low
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 · Hickory Plantation
Pricing & the Hickory Plantation market
How this home is priced against recent nearby sales, and where Hickory Plantation 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
1985BuiltPer public record
Sep 19, 2026First seen on movewithmomentum.comObserved at $230,000
NowUnder contractCurrently pending
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 $230,000Momentum Realty · on market 3 days
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
How it stacks up
Comparable recent sales
4 closed sales in Hickory Plantation 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
$218,000
4061 Citron Court, Norcross
3 / 2 bd/ba · 1,632 sq ft · $134/sq ft
Courtesy of Southern Classic Realtors · View details →
Sold Jul 2026
$218,000
4061 Citron Court, Norcross
3 / 2 bd/ba · 1,632 sq ft · $134/sq ft
Courtesy of Southern Classic Realtors · View details →
Sold Nov 2025
$320,000
4092 Anvil Court, Norcross
3 / 2.5 bd/ba · 1,620 sq ft · $198/sq ft
Courtesy of Duffy Realty · View details →
Sold Nov 2025
$320,000
4092 Anvil Court, Norcross
3 / 2.5 bd/ba · 1,620 sq ft · $198/sq ft
Courtesy of Duffy Realty · View details →
Median of these 4 sales: $336,900 ($153/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.
$270,540the mess$342,684
Stronger local evidence — 4 comparable closed sales in Hickory Plantation, closed within the last 18 months, same property type, living area within 30% of this home.
Actual list price: $230,000 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 27% spread on the same house — and that gap is exactly what an automated guess can't see:
Condition & updates — a 1985 home may have had its roof, kitchen, or HVAC replaced since, or not; sq ft can't see either.
The lot & views — a premium golf, water, or preserve lot vs. a road-facing one: same sq ft, very different price.
Outliers skew it — one flip or distressed sale in the comps drags the whole $/sq ft up or down.
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:
This home: 3 days on market vs. a 18-day community median
1 active listing competing, 1 under contract
≈3.0 months of supply
9 closed here in the last 12 months
For reference, this home is listed at $230,000 ($115/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: 2,004 sq ft × $135–$171/sq ft (±12% around the median of 4 comparable closed sales in Hickory Plantation, last 18 months; MLS closed-sale records). Estimate for general information only; not an appraisal, valuation, or offer. Updated October 13, 2026.
Momentum Scores
Momentum Property Score
80/100
Strongest on: Price vs area (100), Affordability (100)
0 limited50100 exceptional
80/100 is strong across the objective indicators below. It reflects only those measures — not the home’s quality, condition, or desirability.
A 0-100 score built from objective property and market data: flood risk, insurance, pricing, supply, affordability, and recent sales. Higher means more measures line up in a buyer’s favor. It reflects only the factors below.
Price vs area100
This home $115/sq ft vs the community 12-month median $153/sq ft.
Affordability100
List price $230,000 vs the community median $336,900. Not a measure of personal affordability.
Flood safety95
FEMA Zone X, ~900 ft elevation. Verify the parcel with FEMA.
Insurance cost58
From FEMA Zone X and a 1985 build. Obtain a property-specific quote.
Market liquidity75
Community median 18 days on market, ~3.0 months of supply (12-month record).
Pricing power52
Recent sales closed at about 97.7% of original asking (~2.3% below). More room below asking generally favors buyers.
Coverage: 6 of 8 indicators had valid data for this home; indicators without data are left out, not scored as zero. Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent comparable sales. They do not measure property condition, quality, or investment suitability, and they are not appraisals, valuations, investment advice, or judgments about a neighborhood or who should live there. Verify independently.
🟡 Asking $115 per square foot, about 25% below the community’s $153 median. Hickory Plantation’s 12-month median sold price per square foot is $153. Confidence: Low · 5 closed sales in 12 monthsMLS facts: Georgia MLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
Recent Hickory Plantation sales closed near 97.7% of original asking.Why it matters: the community’s own record shows how far opening prices typically move, and how often buyers compete without financing.Momentum Research analysis of Georgia MLS records, community-level, 12 months ending September 20, 2026. Aggregates only; deemed reliable but not guaranteed.
What’s unique here: one of only 2 active listings in Hickory Plantation, 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 Virtual Properties Realty.com · MLS # 10847348
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Keep looking
Similar homes for sale near Hickory Plantation
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.
Oct 2026 · Development
Canopy at Crooked Creek developers revise 19-acre Norcross office park redevelopment
Developers plan to redevelop a 19-acre obsolete office park known as The Station at Holcomb Bridge Road and Atlantic Boulevard with a 320-unit apartment building, 30 for-sale townhomes, about 50 condominiums and a retail and restaurant village. An earlier plan for 150 age-targeted apartments was dropped. The rezoning timeline is unknown and the first phase is at least two years away.
Why it matters: The proposal would convert aging office space near the Norcross and Peachtree Corners border into housing and walkable retail, adding for-sale and rental inventory in an established job corridor. The project is about 18 miles southeast of Hickory Plantation, elsewhere in Gwinnett County.
Peachtree Corners approves pitch-and-putt golf course at 7067 Jimmy Carter Boulevard
The Peachtree Corners City Council unanimously approved rezoning a vacant six-acre parcel behind Crown Sports Bar for a pitch-and-putt golf course. Backers hope to finish phase one in spring 2027. The city's community development director noted the site's proximity to the Peachtree Corners technology park.
Why it matters: The course would turn a vacant parcel into a recreation amenity near the Technology Park employment area, adding a nearby leisure option. The project is about 20 miles southeast of Hickory Plantation, elsewhere in Gwinnett 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 6 miles northwest of Hickory Plantation.
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 Gwinnett 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.
FergusonAssigned elementary school · Gwinnett County School District
Louise RadloffAssigned middle school · Gwinnett County School District
MeadowcreekAssigned high school · Gwinnett 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 1402 Black Hickory Place, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 1985 (41 years): ask for the roof and HVAC replacement dates — insurers commonly ask for roof age on homes this old, and it changes the premium.
The listing reports no HOA: confirm with the county record that no deed restrictions or mandatory association apply to this parcel.
FEMA flood zone X: flood insurance is not usually required, but get a quote anyway — FEMA reports roughly one in four flood claims come from outside high-risk zones.
Get a homeowners insurance quote for this specific address in Gwinnett County; age of roof and any prior claims affect the premium.
Listed living area is 2,004 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 $2,415/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 in Hickory Plantation, last 18 months, as of September 20, 2026
Flood zone & elevation
FEMA flood maps + USGS elevation (Zone X shown above)
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 1402 Black Hickory Place and when was it built?
Per the listing record, 1402 Black Hickory Place was built in 1985 and has 2,004 sq ft of living area, 3 bedrooms and 2.5 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 1402 Black Hickory Place in?
1402 Black Hickory Place is in Hickory Plantation in Norcross, Gwinnett County. The comparable-sales section on this page shows recent closed sales nearby from the same MLS data.
Does 1402 Black Hickory Place 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 1402 Black Hickory Place estimated?
The estimate on this page (about $2,415 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 1402 Black Hickory Place in a flood zone?
The FEMA flood map places this parcel in Zone X, outside the special flood hazard area, so flood insurance is not usually required by a lender. It is still available and worth quoting; confirm the parcel's status with FEMA and 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
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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.
