Single Family Residence in Horseshoe Bend, Roswell · No CDD on record
Horseshoe Bend · Roswell, GA 30076 · Fulton County
Listing data updated October 10, 2026 at 7:24 AM ET · checked against the MLS hourly
6Bedrooms
4.5Bathrooms
5,191Sq Ft
1998Year Built
$172Per Sq Ft
GarageNo CDD on record6 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.
15% below
$/sq ft vs community
$172 here vs $203 median sold (12 mo)
Buyer leverage
Balanced market
3.4-month supply
3.4 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
$4k–$7k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
Above 5 of 8
Price vs recent sales
Asking $895k tops 5 of the last 8 closed sales; also one of the largest homes here at 5,191 sq ft
As of October 10, 2026, 8550 Edwardton Drive in Horseshoe Bend, Roswell is listed at $895,000 (5,191 sq ft, about $172 per sq ft). That sits within a few percent of Horseshoe Bend's median closed sale of $823,750 over the last 12 months (38 recorded sales). Per square foot it is below the community's recent $203/sq ft by about 15%. It came to market within the past week. Listing facts: built in 1998. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
Built 1998 · 28 yrs
5,191 sq ft of living area
Garage
Active listing
Listing description
About this home
Elegant and Spacious Home on a Private Cul-de-Sac Lot in Prestigious Horseshoe Bend Country Club Community Welcome to an exceptional home offering space, comfort, and versatility in a beautiful setting. Featuring 6 bedrooms, 4 full bathrooms, and 1 half bath, this impressive property combines timeless appeal with an open, light-filled floor plan designed for both everyday living and entertaining. The main level showcases beautiful hardwood floors, soaring ceilings, abundant windows that fill the home with natural light, a spacious kitchen with an inviting breakfast area, and a large, separate formal dining room perfect for hosting family and friends.
A dedicated laundry room adds convenience, while the thoughtful layout offers plenty of room for gathering and relaxation. Upstairs, discover a private retreat featuring 3 bedrooms, 2 full bathrooms, and a separate sitting area ideal for unwinding, reading, or creating a quiet getaway. The finished basement expands the home's possibilities with 2 additional bedrooms, a large game room, a media room, and a wet bar with a refrigerator, making it perfect for entertaining, guests, extended family, or recreational space.
Situated on a private cul-de-sac lot, the home features an attractive three-sided brick exterior, a rear deck overlooking a professionally landscaped yard, and level front and backyard spaces that offer both beauty and functionality. Recent exterior improvements include a new roof and gutters in 2025 and fresh exterior paint in 2026, providing added peace of mind and curb appeal. With its generous living spaces, flexible bedroom arrangements, impressive finished basement, and inviting outdoor setting, this home offers an outstanding opportunity for buyers seeking space and value.
Priced below market for an immediate sale, this is an exceptional opportunity to own a spacious, feature-rich home at an attractive price. Please note: The owner is a licensed Georgia real estate agent.
All 52 photos
Description provided by Atlanta Communities 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$895,000
Bed / bath6 / 4.5
Living area5,191 sq ft
Year built1998
Property typeSingle Family Residence
GarageYes
MLS #10870526
Listing statusActive
Public records & third-party data
FEMA flood zoneNot verified — check msc.fema.gov
CountyFulton
Area listings15 active · 5 under contract
Estimated first-year tax~$9,398/yr
CDD assessmentNone on record
HOANot reported
Calculated estimates
Price per sq ft$172
Estimated monthly payment$6,151
Insurance (illustrative)$4k–$7k/yr
Comparable-sales median$823,750
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
$6,151/mo
Principal & interest $4,957/mo81%
Taxes $783/mo13%
Insurance $410/mo7%
$6,151/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.)
~$9,398/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)
$4k–$7k/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
Not on record
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 · Horseshoe Bend
Pricing & the Horseshoe Bend market
How this home is priced against recent nearby sales, and where Horseshoe Bend 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.
Price vs. size in Horseshoe Bend
Each dot is a closed sale since 2023 (108 total). This home is the gold marker.
Sale price (y) by living area in sq ft (x). Georgia MLS closed sales.
Median $/sq ft by year
Community sold $/sq ft, 2024–2026. This home lists at $172/sq ft.
Median sale price by year
12-month median closed price, 2024–2026.
Property timeline
This home’s history
1998BuiltPer public record
Oct 9, 2026First seen on movewithmomentum.comObserved at $895,000
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 $895,000Momentum Realty · on market 0 days
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
How it stacks up
Comparable recent sales
Only 2 closed sales within about 10 miles in Fulton County in the last 18 months matched this home’s type and size. Fewer than 3 is too few for a median, so none is shown.
Sold Aug 2026
$880,000
290 Chason Wood Way, Roswell
5 / 5.5 bd/ba · 5,706 sq ft · $154/sq ft
Courtesy of Robin Martin & Associates · View details →
Sold Aug 2026
$695,000
105 Lazy Laurel Chase, Roswell
5 / 5.5 bd/ba · 4,311 sq ft · $161/sq ft
Courtesy of Resideum Real Estate · View details →
Limited comparable data: these sales are listed for reference only. A licensed agent can prepare a property-specific comparative market analysis. Sold prices are MLS closed-sale records, deemed reliable but not guaranteed.
The Messtimate™
The Messtimate
Insufficient local evidence for an automated estimate. The Messtimate is a deliberately simple range — living area × recent closed-sale $/sq ft from comparable homes nearby — and it only renders when at least 3 defensible sales exist within about 10 miles in Fulton County in the last 18 months. Only 2 qualify for this home, so no dollar range is shown. It is not an appraisal or a valuation.
Want a property-specific value review? A licensed Momentum Realty agent can prepare a free comparative market analysis using the home, the lot, its condition, and the live market.
Methodology: the range would be 5,191 sq ft × the interquartile $/sq ft of comparable closed sales (same property type, living area within 30%, closed within 18 months, nearest verified subdivision, 3-mile, then 10-mile same-county stage). Estimate for general information only; never an appraisal, valuation, or offer. Updated October 10, 2026.
Momentum Scores
Momentum Property Score
64/100
Strongest on: Price vs area (88), Market liquidity (73)
0 limited50100 exceptional
64/100 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 area88
This home $172/sq ft vs the community 12-month median $203/sq ft.
Affordability36
List price $895,000 vs the community median $823,750. Not a measure of personal affordability.
Market liquidity73
Community median 18 days on market, ~3.4 months of supply (12-month record).
Pricing power61
Recent sales closed at about 95.8% of original asking (~4.2% 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.
Momentum Research
The Momentum read
🟡 Asking $172 per square foot, about 15% below the community’s $203 median. Horseshoe Bend’s 12-month median sold price per square foot is $203. Median sold price per square foot is down 1.5% year over year. Confidence: Very High · 38 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 Horseshoe Bend sales closed near 95.8% 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 15 active listings in Horseshoe Bend, no CDD assessment.
Updated October 10, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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Listed by Atlanta Communities · MLS # 10870526
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Keep looking
Similar homes for sale near Horseshoe Bend
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 4 miles east of Horseshoe Bend.
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 15 miles south of Horseshoe Bend, elsewhere in Fulton 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 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.
River EvesAssigned elementary school · Fulton County School District
Holcomb BridgeAssigned middle school · Fulton County School District
CentennialAssigned 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 8550 Edwardton Drive, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 1998 (28 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 Fulton County; age of roof and any prior claims affect the premium.
Listed living area is 5,191 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 $9,398/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 10, 2026)
Comparable sales
Fewer than 3 defensible closed sales within about 10 miles in Fulton County — no medians or automated estimate shown
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 8550 Edwardton Drive and when was it built?
Per the listing record, 8550 Edwardton Drive was built in 1998 and has 5,191 sq ft of living area, 6 bedrooms and 4.5 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 8550 Edwardton Drive in?
8550 Edwardton Drive is in Horseshoe Bend in Roswell, Fulton County. Too few comparable closed sales exist nearby for this page to show local sales statistics; a licensed agent can prepare a comparative market analysis.
How are property taxes on 8550 Edwardton Drive estimated?
The estimate on this page (about $9,398 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 8550 Edwardton Drive 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 8550 Edwardton Drive 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.
