65 days on market (MLS)Single Family Residence▼ Price cut: $10,000 (10/7)
$450,000
3-Bedroom Home in WOODBINE STATION
2685 Woodbine Hill Way, Norcross, GA 30071
Single Family Residence in WOODBINE STATION, Norcross · No CDD on record
WOODBINE STATION · Norcross, GA 30071 · Gwinnett County
Listing data updated October 13, 2026 at 10:34 AM ET · checked against the MLS hourly
3Bedrooms
2.5Bathrooms
2,168Sq Ft
1996Year Built
$208Per Sq Ft
WaterfrontGarageNo CDD on record
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.
8% below
$/sq ft vs community
$208 here vs $227 median sold (12 mo)
Buyer leverage
Buyer advantage
65 days on market
4.0 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
$2k–$4k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
As of October 13, 2026, 2685 Woodbine Hill Way in Woodbine Station, Norcross is listed at $450,000 (2,168 sq ft, about $208 per sq ft). That is 24% below Woodbine Station's median closed sale of $590,000 over the last 12 months (9 recorded sales). It has been 65 days on market, longer than the community's typical 8 days to contract. Listing facts: built in 1996, waterfront. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
Built 1996 · 30 yrs
2,168 sq ft of living area
Garage
Listed at $450,000 — recent neighborhood median sale price ~$590,000 (nearby sales; deemed reliable, not an appraisal)
65 days on market
Listing description
About this home
BEAUTIFUL 2-STORY BRICK FRONT HOME ON LEVEL-FENCED-LOT IN THIS WELL-MAINTAINED COMMUNITY! MRS CLEAN LIVES HERE & THE HOME HAS BEEN WELL MAINTAINED -READY TO MOVE IN - NEW LARGE WHITE KITCHEN WITH QUARTS COUNTER TOPS OPEN TO THE FAMILY ROOM, NEW SUSTAINABLE FLOORING THROUGHTOUT THE HOUSE, no more dust under the carpet. NEW PAINT ...
SEPARATE DINING ROOM. OWNER'S SUITE WITH CATHEDRAL CEILINGS AND WALK IN CLOSET. 2 ADDITIONAL BEDROOMS ARE ON THE 2ND FLOOR.
SPACIOUS SECONDARY BEDROOMS ARE WITH JACK AND JILL BATHROOM. 2 STORY FAMILY ROOM FILLED WITH DAYLIGHT. LONG LEVEL DRIVEWAY LEADS TO 2 CAR GARAGE.
PRIVATE FENCED BACKYARD. EXCELLENT LOCATION CLOSE TO EVERYTHING. HOUSE IS FRESHLY PAINTED.
This property is qualified for up to $17k grant for the qualified buyers. Please call for details.
All 53 photos
Description provided by Keller Williams Realty Atlanta North 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$450,000
Bed / bath3 / 2.5
Living area2,168 sq ft
Year built1996
Property typeSingle Family Residence
GarageYes
MLS #10818477
Listing status65 days on market (MLS)
Public records & third-party data
FEMA flood zoneNot verified — check msc.fema.gov
Ground elevation~1015 ft
CountyGwinnett
Area listings3 active · 1 under contract
Estimated first-year tax~$4,725/yr
CDD assessmentNone on record
HOANot reported
Calculated estimates
Price per sq ft$208
Estimated monthly payment$3,099
Insurance (illustrative)$2k–$4k/yr
Messtimate range$440,104 – $522,488
Comparable-sales median$590,000
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
$3,099/mo
Principal & interest $2,493/mo80%
Taxes $394/mo13%
Insurance $213/mo7%
$3,099/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.)
~$4,725/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)
$2k–$4k/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
Not reported
Not stated in the listing. Confirm with the listing agent or the county record; $0 is used in the payment estimate.
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
~1015 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 · Woodbine Station
Pricing & the Woodbine Station market
How this home is priced against recent nearby sales, and where Woodbine Station 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.
Median $/sq ft by year
Community sold $/sq ft, 2024–2026. This home lists at $208/sq ft.
Median sale price by year
12-month median closed price, 2024–2026.
Property timeline
This home’s history
1996BuiltPer public record
About Aug 2026Listed (per MLS)MLS reports 65 cumulative days on market as of October 13, 2026
Sep 2, 2026First seen on movewithmomentum.comObserved at $460,000
Oct 7, 2026Price cut$450,000 (-$10,000, -2.2%)
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 $450,000Momentum Realty · on market 65 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 Aug 2026
$525,000
3983 Tinsley Court, Duluth
4 / 2.5 bd/ba · 2,178 sq ft · $241/sq ft
Courtesy of Keller Williams Lanier Partners · View details →
Sold May 2026
$437,000
4694 Fairway Road, Duluth
3 / 2 bd/ba · 2,152 sq ft · $203/sq ft
Courtesy of Keller Williams Realty North Atlanta · View details →
Sold Jan 2026
$520,000
4785 Pomarine Circle, Peachtree Corners
3 / 2.5 bd/ba · 2,187 sq ft · $238/sq ft
Courtesy of Mark Spain Real Estate · View details →
Sold Nov 2025
$530,000
4785 Pomarine Circle, Peachtree Corners
3 / 2.5 bd/ba · 2,187 sq ft · $242/sq ft
Courtesy of Mark Spain Real Estate · View details →
Sold Jul 2026
$495,000
3330 Avocet Court, Peachtree Corners
4 / 2.5 bd/ba · 2,136 sq ft · $232/sq ft
Courtesy of RE/MAX Center · View details →
Sold May 2026
$398,000
4240 Sugar Mill Drive, Duluth
4 / 3 bd/ba · 2,208 sq ft · $180/sq ft
Courtesy of BHHS Georgia Properties · View details →
Median of these 6 sales: $590,000 ($227/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.
$440,104the mess$522,488
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: $450,000 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 19% spread on the same house — and that gap is exactly what an automated guess can't see:
Condition & updates — a 1996 home may have had its roof, kitchen, or HVAC replaced since, or not; sq ft can't see either.
The lot — this listing is waterfront; water frontage is priced far off a per-sq-ft average of the neighborhood.
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:
This home: 65 days on market vs. a 8-day community median
3 active listings competing
≈4.0 months of supply
10 closed here in the last 12 months
For reference, this home is listed at $450,000 ($208/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: 2,168 sq ft × $203–$241/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 Scores
Momentum Property Score
68/100
Strongest on: Affordability (90), Market liquidity (73)
0 limited50100 exceptional
68/100 is solid, mid-pack 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 area71
This home $208/sq ft vs the community 12-month median $227/sq ft.
Affordability90
List price $450,000 vs the community median $590,000. Not a measure of personal affordability.
Market liquidity73
Community median 8 days on market, ~4.0 months of supply (12-month record).
Pricing power40
Recent sales closed at about 100.0% of original asking (~0.0% below). More room below asking generally favors buyers.
Coverage: 4 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 $208 per square foot, about 8% below the community’s $227 median. Woodbine Station’s 12-month median sold price per square foot is $227. Median sold price per square foot is up 26.9% year over year. Confidence: Medium · 9 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 Woodbine Station sales closed near 100.0% 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 3 active listings in Woodbine Station, 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 Keller Williams Realty Atlanta North · MLS # 10818477
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Keep looking
Similar homes for sale near WOODBINE STATION
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 site is about 6 miles southeast of Woodbine Station.
Cobb commissioners approve CobbLinc Go microtransit expansion to Acworth and Kennesaw
Cobb County commissioners voted 3-2 to expand the on-demand CobbLinc Go pilot, which has run for two years in south Cobb, to Acworth and Kennesaw. The county DOT expects about 90 percent of funding to come from a trust and grants, and service is planned for October.
Why it matters: On-demand rides in northwest Cobb would add a low-cost transit option for trips to jobs, shopping and rail or bus connections for residents without a car. The project is about 17 miles west of Woodbine Station, elsewhere in Cobb County.
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.
ChesneyAssigned elementary school · Gwinnett County School District
DuluthAssigned middle school · Gwinnett County School District
DuluthAssigned 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 2685 Woodbine Hill Way, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 1996 (30 years): ask for the roof and HVAC replacement dates — insurers commonly ask for roof age on homes this old, and it changes the premium.
Confirm whether a mandatory HOA applies to this parcel and what it charges.
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 Gwinnett County; age of roof and any prior claims affect the premium.
Waterfront: confirm seawall or dock condition and permits, and ask who owns and maintains the shoreline.
Listed living area is 2,168 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 $4,725/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 2685 Woodbine Hill Way and when was it built?
Per the listing record, 2685 Woodbine Hill Way was built in 1996 and has 2,168 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 2685 Woodbine Hill Way in?
2685 Woodbine Hill Way is in Woodbine Station in Norcross, Gwinnett County. The comparable-sales section on this page shows recent closed sales nearby from the same MLS data.
How are property taxes on 2685 Woodbine Hill Way estimated?
The estimate on this page (about $4,725 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 2685 Woodbine Hill Way 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 2685 Woodbine Hill Way 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.
