Arbors at Sugarloaf
Homes for Sale in Lawrenceville, GA
All 406 homes for sale in Lawrenceville, GA · median $395,000 · 170 homes for sale in 30044
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Kelvin R Fearrington, Drake Realty, Inc. · via Georgia MLS
As of September 2026, Arbors at Sugarloaf in Lawrenceville, GA has 3 homes for sale. Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $259,000, $149 per square foot, a median 96 days on market, sellers accepting 90% of original asking (-8% versus the prior year). Homes listed or recently sold were built 2004–2006. At the median price and Gwinnett County's 2025 rate of 27.1 mills, annual property tax runs about $2,810.
Part of the Sugarloaf master-planned community in Lawrenceville, GA — see all Sugarloaf homes for sale (22 listings across 6 villages and sections in the MLS).
| Location | Lawrenceville, Gwinnett County, GA · ZIP 30044 |
|---|---|
| Home types (current listings and sales) | townhouses 89%, condos 11% |
| Amenities listed by sellers | Pool, Playground, Near Shopping, Walk To Schools, Park, Clubhouse |
| Sale prices, last 12 months | $259,000 median across 4 closed sales · $149 per sq ft · -8.3% vs the prior 12 months |
| Days on market (closed sales) | 96 median |
| For sale right now | 3 active, 0 pending · median asking $270,000 · 6.0 months of supply |
Data as of September 20, 2026. Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed. Market figures describe homes, not residents. Cite as: Momentum Realty, “Arbors at Sugarloaf key facts,” movewithmomentum.com/neighborhoods/arbors-at-sugarloaf, data as of September 20, 2026.
Homes For Sale Right Now in Arbors at Sugarloaf
Live MLS inventory for Arbors at Sugarloaf. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Arbors at Sugarloaf listings as of 2026-09-21, priced high to low. Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed. 
Tap any home to ask about it.
Every Home for Sale in Arbors At Sugarloaf Right Now (3)
All 3 active and pending Arbors At Sugarloaf listings with a detail page, newest first, refreshed twice a day from the MLS.
- 776 Tulip Poplar Way · $259,000 · 2 bd / 2.5 ba · listed Jul 25, 2026 · listed by Chapman Hall Realtors
- 776 Arbor Gate Lane · $350,000 · 3 bd / 3.5 ba · listed Jun 23, 2026 · listed by HomeSmart
- 804 Arbor Gate Lane · $270,000 · 3 bd / 2.5 ba · listed Jun 23, 2026 · listed by HomeSmart
With only four closings in the current window, Arbors at Sugarloaf is a thin-data market — the median price of $259,000 and median price per square foot of $149.46 are useful directional signals, not statistically deep ones. A single condition-driven sale can move these numbers more than it would in a community with a higher closing count.
The median days on market of just over 96 days tells the real story here: this is not a fast-moving listing environment. Sellers should price with that timeline in mind and expect negotiation room; buyers who move deliberately are not likely to lose a home to a bidding war.
Arbors at Sugarloaf right now
🟡 Balanced market. 6.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Georgia MLS records, as of September 20, 2026. Confidence: Medium (3 active and pending listings, 4 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($259K) is down 8.3% from the prior 12 months ($282K). With about 4 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Georgia MLS closed sales, 12-month windows ending September 20. Confidence: Low (4 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 22, 2026 · Live data: Georgia MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Arbors at Sugarloaf market snapshot (as of September 20, 2026): the median sale price is about $259K ($149 per sq ft over the trailing 12 months of closed sales), a median 97 days on market for closed sales, and 6.0 months of supply, a balanced market. The trailing-12-month median is down 8% from the prior 12 months, computed from record-level Georgia MLS closed sales (4 closings in the current window).
In ZIP 30044 (Lawrenceville), 342 homes closed in the last 12 months at a median of $382K ($171/sq ft), down 2.1% year over year, with a median 43 days on market. Right now 81 active and 26 pending listings put supply at about 3.9 months — a balanced market. See the live ZIP 30044 housing market.
Georgia MLS sales records identify 13 homes in Arbors at Sugarloaf that have changed hands since 2023, built between 2004 and 2006 (median 2005), with a median living area of about 1,520 sq ft and a typical 2-bedroom, 2.5-bath layout. Source: Georgia MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community. Georgia has no statewide parcel roll comparable to Florida’s DOR file, so ownership and homestead shares are not shown.
Arbors at Sugarloaf sits in Lawrenceville within Gwinnett County, with recent MLS activity pointing to a value price point relative to the broader county and a market pace that favors patient buyers over quick-close competition.
The setting & the homes.
Aerial and on-site photos of Arbors at Sugarloaf. Swipe to explore the community.
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Arbors at SugarloafPhotos from Georgia MLS listings in Arbors at Sugarloaf; content deemed reliable but not guaranteed.
Who Arbors at Sugarloaf is best for.
Best for
- Working with a value-oriented budget in Gwinnett County and prioritizing price per square foot over speed.
- Comfortable negotiating on a home that has been on market longer than average, given the 96.5-day median.
- Willing to evaluate each listing on its own condition rather than leaning on a deep set of recent comparables.
Probably not for
- Needing a large pool of recent closed comparables to validate an offer price with confidence.
- Expecting a fast-moving, competitive-offer environment based on the current days-on-market data.
- Relying on established community amenities as part of the purchase decision, since none are currently identified from MLS listings.
Arbors at Sugarloaf on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Georgia MLS. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Gwinnett County School System
- Verify the zoned schools by address
- Magnet and choice options may be available
- Benefield · Elementary
- Richard Hull · Middle
- Discovery · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Arbors at Sugarloaf listings and can change; always confirm with the Gwinnett County School System for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Arbors at Sugarloaf address.
Shop the zone: Homes zoned for Benefield Elementary School · Homes zoned for Richard Hull Middle School · Homes zoned for Richards Middle School · Homes zoned for Discovery High School
The Arbors at Sugarloaf buying strategy.
If we were buying in Arbors at Sugarloaf today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Arbors at Sugarloaf.
A value entry point with a slow clock
At a median of $259,000 and roughly $149 per square foot, Arbors at Sugarloaf prices below many Gwinnett communities on a price-per-square-foot basis. With only four recorded closings, that figure should be read as a snapshot rather than a settled market rate — condition, lot specifics, and finish level can shift the number sale to sale more than in higher-volume communities.
The median 96.5 days on market is the number that should shape strategy on both sides. For sellers, it signals a need for realistic pricing from listing day one rather than testing the top of the range. For buyers, it means less urgency and more room to negotiate on price or terms, particularly on homes that have sat past the community median.
The location and the amenities are priced into every listing in Arbors at Sugarloaf. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Arbors at Sugarloaf buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (3.8). Basis: Recent Direction -8.3% year-over-year; Liquidity & Demand 6.0 months of supply; Pricing Power 90.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a low-volume market like this one, pricing and negotiation strategy depend heavily on reading the few comparable sales correctly rather than leaning on a large data set. We track the closings as they happen, so sellers price to the current pace rather than a stale comp, and buyers know when a longer days-on-market figure is real leverage.
Arbors at Sugarloaf in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Arbors at Sugarloaf buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Arbors at Sugarloaf sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Arbors at Sugarloaf, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Arbors at Sugarloaf home worth?
Get a no-obligation home value based on real comparable sales in Arbors at Sugarloaf, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Lawrenceville →
21% of homes for sale in ZIP 30044 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-22).
Arbors at Sugarloaf Market Scorecard
Arbors at Sugarloaf is currently a buyer's market. About 6.0 months of supply, a median asking price of $270,000, and homes go under contract in about 88 days.
Go deeper: true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
What is the median home price in Arbors at Sugarloaf?
How long do homes in Arbors at Sugarloaf take to sell?
Is Arbors at Sugarloaf a buyer's or seller's market right now?
Who is the best real estate agent for Arbors at Sugarloaf?
How do I find a top Lawrenceville real estate agent who knows Arbors at Sugarloaf?
Can Momentum Realty connect me with an agent for Arbors at Sugarloaf?
Where is Arbors at Sugarloaf, and what county is it in?
Should you buy in Arbors at Sugarloaf?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Georgia MLS, refreshed twice daily (last: September 21, 2026) |
| Community market stats | Georgia MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | Georgia MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2023 (14 transactions analyzed) |
Verify the primary sources yourself: Georgia DOR · U.S. Census · FEMA flood maps.
Momentum Research figures are our own analysis of Georgia MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum will price yours against live local comps — a real number, not an algorithm’s guess.
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See how Arbors at Sugarloaf fits the bigger picture — live prices, inventory, and Momentum Scores:
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Explore more neighborhoods near Arbors at Sugarloaf with Momentum Realty’s local guides.