76 days on market (MLS)Single Family Residence▼ Price cut: $75,000 (10/3)
$1,200,000
6-Bedroom Home in Nesbit Lakes
945 Waters Reach Court, Alpharetta, GA 30022
Single Family Residence in Nesbit Lakes, Alpharetta · No CDD on record
Nesbit Lakes · Alpharetta, GA 30022 · Fulton County
Listing data updated October 13, 2026 at 10:27 AM ET · checked against the MLS hourly
6Bedrooms
4.5Bathrooms
6,802Sq Ft
1993Year Built
$176Per Sq Ft
WaterfrontGarageNo 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.
20% below
$/sq ft vs community
$176 here vs $219 median sold (12 mo)
Buyer leverage
Buyer advantage
76 days on market
5.3 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
$5k–$10k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
Above 7 of 12
Price vs recent sales
Asking $1.20M tops 7 of the last 12 closed sales; also one of the largest homes here at 6,802 sq ft
As of October 13, 2026, 945 Waters Reach Court in Nesbit Lakes, Alpharetta is listed at $1,200,000 (6,802 sq ft, about $176 per sq ft). That sits within a few percent of Nesbit Lakes's median closed sale of $1,095,000 over the last 12 months (9 recorded sales). Per square foot it is below the community's recent $219/sq ft by about 20%. It has been 76 days on market, longer than the community's typical 31 days to contract. Listing facts: built in 1993, waterfront. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
Built 1993 · 33 yrs
6,802 sq ft of living area
Garage
Listed at $1,200,000 — recent neighborhood median sale price ~$1,095,000 (nearby sales; deemed reliable, not an appraisal)
76 days on market
Listing description
About this home
Welcome to this beautifully updated 6-bedroom, 4 full bath and 1 half bath luxury home in the highly sought-after Nesbit Lakes community, where timeless elegance meets modern comfort. Thoughtfully renovated throughout, this stunning property is truly move-in ready and designed for both everyday living and unforgettable entertaining. From the moment you arrive, you'll appreciate the extensive updates including brand-new flooring, fresh interior and exterior paint, a new roof, and new HVAC systems.
Inside, the home features a warm and inviting layout filled with natural light, spacious living areas, and upscale finishes throughout. At the heart of the home is a spectacular chef's kitchen complete with a gas range, built-in refrigerator, abundant cabinetry, and generous prep space perfect for cooking, gathering, and hosting family and friends. The home also offers multiple entertainment spaces, including several bar areas, a dedicated fitness room, and an expansive game room that creates the perfect setup for entertaining on any scale.
Retreat to the oversized owner's suite and enjoy the flexibility of six spacious bedrooms, four full bathrooms, and a convenient half bath, offering plenty of room for family, guests, home offices, or multi-generational living. Step outside into your own private backyard oasis featuring beautifully refurbished and freshly stained rear decks overlooking a peaceful outdoor waterfall feature, fire pit area, and lush fenced side and backyard. Whether you're enjoying quiet evenings by the fire pit or entertaining guests outdoors, this backyard was designed to be enjoyed year-round.
Located in one of Alpharetta's premier swim/tennis communities with convenient access to top-rated schools, shopping, dining, and parks, this exceptional home offers the perfect blend of luxury, comfort, and lifestyle. Schedule your private showing today and experience everything this incredible property has to offer!
All 103 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$1,200,000
Bed / bath6 / 4.5
Living area6,802 sq ft
Year built1993
Property typeSingle Family Residence
GarageYes
MLS #10779916
Listing status76 days on market (MLS)
Public records & third-party data
FEMA flood zoneNot verified — check msc.fema.gov
Ground elevation~1090 ft
CountyFulton
Area listings4 active · 0 under contract
Estimated first-year tax~$12,600/yr
CDD assessmentNone on record
HOANot reported
Calculated estimates
Price per sq ft$176
Estimated monthly payment$8,289
Insurance (illustrative)$5k–$10k/yr
Messtimate range$1,312,786 – $1,584,866
Comparable-sales median$1,095,000
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
$8,289/mo
Principal & interest $6,647/mo80%
Taxes $1,050/mo13%
Insurance $592/mo7%
$8,289/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.)
~$12,600/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)
$5k–$10k/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
~1090 ft
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
Windstorm / insurance
Obtain a quote
Premiums and coverage vary by home (roof age, wind mitigation, claims history); obtain a quote from a licensed insurer.
Hazard risk
Natural hazard risk
FEMA National Risk Index for Fulton County, GA: overall Relatively High. Ratings compare this county with every county in the United States for expected annual loss from each hazard.
HurricaneRelatively Low
Inland floodingRelatively High
Heat waveRelatively Moderate
WildfireVery Low
TornadoRelatively High
LightningVery High
Strong windRelatively High
HailRelatively High
Cold waveRelatively High
Winter weatherRelatively Moderate
Source: FEMA National Risk Index (county level, hazard risk ratings only). Ratings describe the county, not this parcel; the flood zone shown above is parcel-specific. Verify insurance requirements with your lender and agent.
Connectivity
Internet & broadband
Fiber
Check availability
Address-level fiber service is not confirmed for this home. Check the FCC National Broadband Map (broadbandmap.fcc.gov) or the provider for this address.
Cable
Check availability
Cable broadband is common in Florida and Georgia towns but not confirmed for this address; verify with the provider.
Fixed wireless / satellite
Check availability
5G home internet and satellite service depend on the exact location; check coverage for this address.
Momentum Research · Nesbit Lakes
Pricing & the Nesbit Lakes market
How this home is priced against recent nearby sales, and where Nesbit Lakes 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 $176/sq ft.
Median sale price by year
12-month median closed price, 2024–2026.
Property timeline
This home’s history
1993BuiltPer public record
About Jul 2026Listed (per MLS)MLS reports 76 cumulative days on market as of October 13, 2026
Sep 2, 2026First seen on movewithmomentum.comObserved at $1,300,000
Sep 16, 2026Price cut$1,275,000 (-$25,000, -1.9%)
Oct 3, 2026Price cut$1,200,000 (-$75,000, -5.9%)
NowActiveCurrently for sale
Build year is from public record. The MLS list date is approximate (today minus the cumulative days on market the MLS reports, which can span relistings). Other milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Transparency
Price & listing history
Listed for $1,200,000Momentum Realty · on market 76 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 in Nesbit Lakes 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 Apr 2026
$1,200,000
535 Water Shadow Lane, Alpharetta
7 / 5 bd/ba · 6,182 sq ft · $194/sq ft
Courtesy of Robin Martin & Associates · View details →
Sold Apr 2026
$1,200,000
535 Water Shadow Lane, Alpharetta
7 / 5 bd/ba · 6,182 sq ft · $194/sq ft
Courtesy of Robin Martin & Associates · View details →
Sold Aug 2026
$1,065,000
9140 Nesbit Lakes Drive, Alpharetta
5 / 5 bd/ba · 5,519 sq ft · $193/sq ft
Courtesy of Robin Martin & Associates · View details →
Sold Aug 2026
$1,065,000
9140 Nesbit Lakes Drive, Alpharetta
5 / 5 bd/ba · 5,519 sq ft · $193/sq ft
Courtesy of Robin Martin & Associates · View details →
Sold Jun 2026
$1,218,000
9345 Nesbit Lakes Drive, Alpharetta
5 / 4.5 bd/ba · 5,229 sq ft · $233/sq ft
Courtesy of Realty of America · View details →
Sold Jun 2026
$1,218,000
9345 Nesbit Lakes Drive, Alpharetta
5 / 4.5 bd/ba · 5,229 sq ft · $233/sq ft
Courtesy of Realty of America · View details →
Median of these 6 sales: $1,095,000 ($219/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.
$1,312,786the mess$1,584,866
Stronger local evidence — 6 comparable closed sales in Nesbit Lakes, closed within the last 18 months, same property type, living area within 30% of this home.
Actual list price: $1,200,000 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 21% spread on the same house — and that gap is exactly what an automated guess can't see:
Condition & updates — a 1993 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: 76 days on market vs. a 31-day community median
3 active listings competing
≈5.3 months of supply
9 closed here in the last 12 months
For reference, this home is listed at $1,200,000 ($176/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: 6,802 sq ft × $193–$233/sq ft (interquartile band of 6 comparable closed sales in Nesbit Lakes, 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
62/100
Strongest on: Price vs area (99), Pricing power (58)
0 limited50100 exceptional
62/100 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 area99
This home $176/sq ft vs the community 12-month median $219/sq ft.
Affordability34
List price $1,200,000 vs the community median $1,095,000. Not a measure of personal affordability.
Market liquidity56
Community median 31 days on market, ~5.3 months of supply (12-month record).
Pricing power58
Recent sales closed at about 96.4% of original asking (~3.6% 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 $176 per square foot, about 20% below the community’s $219 median. Nesbit Lakes’s 12-month median sold price per square foot is $219. Median sold price per square foot is up 3.1% 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 Nesbit Lakes sales closed near 96.4% 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 4 active listings in Nesbit Lakes, no CDD assessment.
Updated October 13, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Seen enough photos?
Want to see 945 Waters Reach Court?
Tell us when works for you and a local agent will reach out to arrange a showing and answer your questions about this home.
Listed by Atlanta Communities · MLS # 10779916
Request a showing
Keep looking
Similar homes for sale near Nesbit Lakes
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 5 miles southeast of Nesbit Lakes.
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 17 miles south of Nesbit Lakes, 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.
HillsideAssigned elementary school · Fulton County School District
Haynes 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 945 Waters Reach Court, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 1993 (33 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.
Waterfront: confirm seawall or dock condition and permits, and ask who owns and maintains the shoreline.
Listed living area is 6,802 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 $12,600/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 Nesbit Lakes, 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 945 Waters Reach Court and when was it built?
Per the listing record, 945 Waters Reach Court was built in 1993 and has 6,802 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 945 Waters Reach Court in?
945 Waters Reach Court is in Nesbit Lakes in Alpharetta, Fulton County. The comparable-sales section on this page shows recent closed sales nearby from the same MLS data.
How are property taxes on 945 Waters Reach Court estimated?
The estimate on this page (about $12,600 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 945 Waters Reach Court 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 945 Waters Reach Court 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.
