Beacon Heights
Homes for Sale in Madison, GA
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Tonya Bullard, Pinnacle Realtors · via Georgia MLS
As of September 2026, Beacon Heights in Madison, GA has 1 home for sale. As of September 2026, the MLS records 1 closed sale in Beacon Heights in Madison, GA, the most recent in May 2026. Across Madison as a whole, 21 homes closed in the last 12 months at a median of $498,500, 64 median days on market, with 7 homes for sale today.
There is not enough active listing data in the MLS feed right now to point to a pricing pattern in Beacon Heights. That itself is a data point: this is a thin market at the moment, and any read on value has to lean on the specific home and comparable sales in Madison and Morgan County rather than a community-wide trend line.
For a buyer or seller, that means going in with eyes open. A seller cannot rely on quick comps inside the community to set a number, and a buyer should not assume there is competitive bidding pressure just because the address is in demand elsewhere in the county. Pricing here has to be built from the ground up, home by home.
Beacon Heights right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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: Low (1 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 27, 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
Beacon Heights sits in Madison, within Morgan County, but current MLS activity does not show a defined set of shared amenities tied to the community, so it reads today more as a residential address than a packaged lifestyle community.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Beacon Heights. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Beacon Heights
Beacon Heights
Beacon HeightsPhotos from Georgia MLS listings in Beacon Heights; content deemed reliable but not guaranteed.
Who Beacon Heights is best for.
Best for
- Buying a home for its own condition and lot rather than for community-wide amenities.
- Comfortable doing home-by-home comparisons instead of leaning on a built-out sales history.
- Looking for a residential address in Madison within Morgan County without needing a packaged lifestyle community.
Probably not for
- Needing a confirmed pool, clubhouse, or other shared amenity as part of the purchase decision.
- Relying on a deep set of recent community comps to validate an offer price.
- Wanting a community with an established, well-documented resale pattern before buying.
The market around Beacon Heights
Beacon Heights is too small for its own price trend, so here is the market around it.
In ZIP 30650, 75 homes are on the market and 12% are under contract — a slower corner of Madison.
Across Morgan County, 99 homes are active and 18 pending (15% under contract).
In ZIP 30650 (Madison), 47 homes closed in the last 12 months at a median of $507K ($186/sq ft), up 26.5% year over year, with a median 58 days on market. Right now 11 active and 2 pending listings put supply at about 6.9 months — a balanced market. See the live ZIP 30650 housing market.
ZIP and county figures describe the wider market, not Beacon Heights specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Beacon Heights
Live MLS inventory for Beacon Heights. 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 Beacon Heights listings as of 2026-09-26, 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.
Schools
- Morgan County School System
- Verify the zoned schools by address
- Magnet and choice options may be available
Morgan County School System posted a 93.1% four-year graduation rate and 3,459 students across 4 schools in 2024-25 (Governor’s Office of Student Achievement).
- Other · Elementary
- Morgan · Middle
- Morgan · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Beacon Heights listings and can change; always confirm with the Morgan County School System for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Beacon Heights address.
Shop the zone: Homes zoned for Morgan High School
The Beacon Heights buying strategy.
If we were buying in Beacon Heights 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Beacon Heights.
A quiet entry on the map
When a community shows no identified amenities from current listings, it usually means one of two things: the neighborhood is genuinely a straightforward residential subdivision without a clubhouse, pool, or other shared infrastructure, or listing agents simply have not tagged those features in the feed. Either way, a buyer should not assume amenities exist and should confirm directly with a walk-through or a call to the listing agent rather than relying on marketing copy.
Madison and Morgan County carry their own draw independent of any single subdivision, and Beacon Heights should be evaluated on its lot, home condition, and proximity to town rather than on community perks that are not currently documented.
The location and the amenities are priced into every listing in Beacon Heights. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with limited public listing data, the value of an agent shifts from reciting stats to doing the legwork: pulling actual comps from Morgan County, confirming what is or is not included with a specific home, and making sure a buyer or seller is not pricing off assumptions. That is the work we do before a number ever goes on a contract.
Beacon Heights 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 Beacon Heights 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 Beacon Heights sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Beacon Heights, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Beacon Heights home worth?
Get a no-obligation home value based on real comparable sales in Beacon Heights, 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 homes for sale in Beacon Heights on the map →
14% of homes for sale in ZIP 30650 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 (2026-09-27).
Frequently Asked Questions
Is Beacon Heights a buyer's or seller's market right now?
Who is the best real estate agent for Beacon Heights?
How do I find a top Madison real estate agent who knows Beacon Heights?
Can Momentum Realty connect me with an agent for Beacon Heights?
Where is Beacon Heights, and what county is it in?
Should you buy in Beacon Heights?
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 26, 2026) |
| Under-contract shares | Georgia MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2026 (1 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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Beacon Heights fits the bigger picture — live prices, inventory, and Momentum Scores:
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