118 days on market (MLS)Single Family Residence▼ Price cut: $900 (9/30)
$419,000
3-Bedroom Home in Lakeside at Berkeley Manor
2865 Landington Way, Duluth, GA 30096
Single Family Residence in Lakeside at Berkeley Manor, Duluth · No CDD on record
Lakeside at Berkeley Manor · Duluth, GA 30096 · Gwinnett County
Listing data updated October 17, 2026 at 9:18 AM ET · checked against the MLS hourly
Listed by Chapman Hall Realtors (MLS) · Page maintained by Momentum Realty LLC, a licensed Georgia brokerage
3Bedrooms
2Bathrooms
1,273Sq Ft
1983Year Built
$329Per 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.
28% above
$/sq ft vs community
$329 here vs $258 median sold (12 mo)
Buyer leverage
Buyer advantage
118 days on market
6.0 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 17, 2026, 2865 Landington Way in Lakeside at Berkeley Manor, Duluth is listed at $419,000 (1,273 sq ft, about $329 per sq ft). That is 22% above Lakeside at Berkeley Manor's median closed sale of $343,450 over the last 12 months (2 recorded sales). Per square foot it is above the community's recent $258/sq ft by about 28%. It has been 118 days on market. Listing facts: built in 1983, waterfront. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
Built 1983 · 43 yrs
1,273 sq ft of living area
Garage
Listed at $419,000 — recent neighborhood median sale price ~$343,450 (nearby sales; deemed reliable, not an appraisal)
118 days on market
Listing description
About this home
NEW ROOF TO BE INSTALLED NEXT WEEK! LIFE IS TOO SHORT TO LIVE IN A BORING PLACE! LIVE LIKE YOU'RE ON VACATION EVERY DAY with your own PRIVATE LAKE in the heart of Duluth!
Bring your fishing gear and enjoy this rare opportunity to own a fully renovated, stepless lakefront ranch on a private, approximately 0.33-acre lot, just one mile from Downtown Duluth. Enjoy peaceful waterfront living while remaining approximately 2 miles from I-85, Pleasant Hill Rd, Costco, Sam's Club, Walmart, Kroger, H-Mart, Mega Mart, shopping, dining, parks, and entertainment. This move-in-ready home has been extensively updated with new flooring, brand-new stainless steel kitchen appliances, beautifully renovated bathrooms, new interior walls, HardiePlank cement siding, and fresh interior and exterior paint.
A NEW ROOF IS SCHEDULED TO BE INSTALLED NEXT WEEK! HVAC is approximately 5 years old, and the water heater is approximately 2 years old; new windows as well. Step outside to your own PRIVATE WATERFRONT RETREAT featuring two oversized new decks, including an attached entertainment deck and a second deck at the water's edge, plus your own private dock on Berkeley Manor Lake.
Fish, kayak, paddleboard, enjoy morning coffee by the water, or relax while watching the sunset without ever leaving home. Why drive hours to the lake when you can LIVE ON ONE? This property offers a hard-to-find combination of private lakefront living, stepless one-level convenience, extensive renovations, outdoor entertaining space, and an exceptional Duluth location.
ADDED BUYER VALUE: The listing agent will provide a complimentary 1-year homeowner's warranty of the buyer's choice at closing. Schedule your private showing today and experience lakefront living in the heart of Duluth!
All 91 photos
Description provided by Chapman Hall Realtors 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$419,000
Bed / bath3 / 2
Living area1,273 sq ft
Year built1983
Property typeSingle Family Residence
GarageYes
MLS #10782265
Listing status118 days on market (MLS)
Public records & third-party data
FEMA flood zoneNot verified — check msc.fema.gov
Ground elevation~1013 ft
CountyGwinnett
Area listings1 active · 0 under contract
Estimated first-year tax~$4,400/yr
CDD assessmentNone on record
HOANot reported
Calculated estimates
Price per sq ft$329
Estimated monthly payment$2,915
Insurance (illustrative)$2k–$4k/yr
Messtimate range$319,523 – $350,075
Comparable-sales median$343,450
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
$2,915/mo
Principal & interest $2,321/mo80%
Taxes $367/mo13%
Insurance $227/mo8%
$2,915/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.)
~$4,400/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
~1013 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 · Lakeside at Berkeley Manor
Pricing & the Lakeside at Berkeley Manor market
How this home is priced against recent nearby sales, and where Lakeside at Berkeley Manor 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
1983BuiltPer public record
About Jun 2026Listed (per MLS)MLS reports 118 cumulative days on market as of October 17, 2026
Sep 2, 2026First seen on movewithmomentum.comObserved at $427,900
Sep 7, 2026Price cut$427,500 (-$400, -0.1%)
Sep 11, 2026Price cut$424,900 (-$2,600, -0.6%)
Sep 27, 2026Price cut$419,900 (-$5,000, -1.2%)
Sep 30, 2026Price cut$419,000 (-$900, -0.2%)
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 $419,000Momentum Realty · on market 118 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 Sep 2026
$370,000
1621 Black Hickory Place, Norcross
4 / 3.5 bd/ba · 1,270 sq ft · $291/sq ft
Courtesy of REMAX Around Atlanta · View details →
Sold Oct 2025
$325,000
1475 Woodington Circle, Lawrenceville
3 / 2 bd/ba · 1,292 sq ft · $252/sq ft
Courtesy of Homecoin.com · View details →
Sold Apr 2026
$360,000
4110 Megan Road, Duluth
3 / 2 bd/ba · 1,308 sq ft · $275/sq ft
Courtesy of Chapman Hall Realtors Professionals · View details →
Sold Jul 2026
$305,000
5552 Shawnee Trail, Norcross
3 / 2 bd/ba · 1,310 sq ft · $233/sq ft
Courtesy of Southern Classic Realtors · View details →
Sold Jun 2026
$350,000
3958 Centennial Trail, Duluth
3 / 2 bd/ba · 1,324 sq ft · $264/sq ft
Courtesy of Atlanta Communities · View details →
Sold Nov 2025
$336,900
1432 Shenta Oak Drive, Norcross
3 / 2 bd/ba · 1,344 sq ft · $251/sq ft
Courtesy of Southern Classic Realtors · View details →
Median of these 6 sales: $343,450 ($258/sq ft). Stronger local evidence. Shown for general reference only — not an appraisal or a statement of this home’s value.
Momentum Scores
Momentum Property Score
19/100
Strongest on: Market liquidity (44), Affordability (13)
0 limited50100 exceptional
19/100 is limited 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 area0
This home $329/sq ft vs the community 12-month median $258/sq ft.
Affordability13
List price $419,000 vs the community median $343,450. Not a measure of personal affordability.
Market liquidity44
Community inventory, ~6.0 months of supply (12-month record).
Coverage: 3 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 $329 per square foot, about 28% above the community’s $258 median. Lakeside at Berkeley Manor’s 12-month median sold price per square foot is $258. Confidence: Low · 2 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.
What’s unique here: one of only 1 active listings in Lakeside at Berkeley Manor, no CDD assessment.
Updated October 17, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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Listed by Chapman Hall Realtors · MLS # 10782265
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Keep looking
Similar homes for sale near Lakeside at Berkeley Manor
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 · Parks Amenities
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 site is about 3 miles southwest of Lakeside At Berkeley Manor.
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 3 miles west of Lakeside At Berkeley Manor.
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 2865 Landington Way, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 1983 (43 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 1,273 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 $4,400/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 17, 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 2865 Landington Way and when was it built?
Per the listing record, 2865 Landington Way was built in 1983 and has 1,273 sq ft of living area, 3 bedrooms and 2.0 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 2865 Landington Way in?
2865 Landington Way is in Lakeside at Berkeley Manor in Duluth, Gwinnett County. The comparable-sales section on this page shows recent closed sales nearby from the same MLS data.
How are property taxes on 2865 Landington Way estimated?
The estimate on this page (about $4,400 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 2865 Landington 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 2865 Landington 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.
