Bellsmith Regency
Homes for Sale in Roswell, GA
All 125 homes for sale in Roswell, GA · median $699,000 · 87 homes for sale in 30076
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Kerry Veale · via Georgia MLS
As of September 2026, Bellsmith Regency in Roswell, GA has 2 homes for sale. Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $450,000, $257 per square foot, a median 39 days on market, sellers accepting 96% of original asking (+2% versus the prior year). Homes listed or recently sold were built 2004–2006. At the median price and Fulton County's 2025 rate of 25.95 mills, annual property tax runs about $4,670.
| Location | Roswell, Fulton County, GA · ZIP 30076 |
|---|---|
| Home types (current listings and sales) | townhouses 80%, condos 20% |
| Amenities listed by sellers | Pool, Gated, Fire Sprinkler System, Gated Community, Near Shopping, Walk To Schools |
| Sale prices, last 12 months | $450,000 median across 3 closed sales · $257 per sq ft · +2.5% vs the prior 12 months |
| Days on market (closed sales) | 39 median |
| For sale right now | 2 active, 0 pending · median asking $439,450 · 8.0 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, “Bellsmith Regency key facts,” movewithmomentum.com/neighborhoods/bellsmith-regency, data as of September 20, 2026.
Last 30 days in Bellsmith Regency: 2 new listings (median asking $439,450). As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Bellsmith Regency's pricing this cycle is being set by a thin trading pool — the current snapshot reflects just 3 closings, so the $450,000 median should be read as a directional marker rather than a firm range. At $257 per square foot, value here is tracking closer to condition and layout than to any amenity package, since none is identified in the current MLS data for this community.
A median 39 days on market suggests offers aren't moving instantly, but they aren't stalling either — this reads as a normal-paced Roswell market where properly priced homes clear in a little over a month. Sellers should expect buyers to scrutinize price per square foot closely given the limited comparable pool; buyers have some room to negotiate on condition-driven pricing rather than bidding blind.
Bellsmith Regency right now
🟢 Buyer-leaning market. 8.0 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 (2 active and pending listings, 3 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($450K) is up 2.5% from the prior 12 months ($439K). With about 3 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 (3 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
Bellsmith Regency market snapshot (as of September 20, 2026): the median sale price is about $450K ($257 per sq ft over the trailing 12 months of closed sales), a median 39 days on market for closed sales, and 8.0 months of supply, a buyer-leaning market. The trailing-12-month median is up 2% from the prior 12 months, computed from record-level Georgia MLS closed sales (3 closings in the current window).
In ZIP 30076 (Roswell), 334 homes closed in the last 12 months at a median of $575K ($223/sq ft), up 1.0% year over year, with a median 26 days on market. Right now 62 active and 21 pending listings put supply at about 4.0 months — a healthy market. See the live ZIP 30076 housing market.
Georgia MLS sales records identify 8 homes in Bellsmith Regency that have changed hands since 2024, built between 2004 and 2006 (median 2006), with a median living area of about 1,740 sq ft and a typical 3-bedroom, 2.5-bath layout; 88% are townhomes. 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.
Bellsmith Regency sits in Roswell, Fulton County, with recent activity too limited to draw firm conclusions beyond the reported median — a market defined more by individual home condition than by any shared amenity draw.
The setting & the homes.
Aerial and on-site photos of Bellsmith Regency. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Bellsmith RegencyPhotos from Georgia MLS listings in Bellsmith Regency; content deemed reliable but not guaranteed.
Who Bellsmith Regency is best for.
Best for
- Buying a home where value is judged on its own condition rather than a shared amenity package.
- Comfortable negotiating price when only a handful of recent closings are available for comparison.
- Looking in Roswell without a dependency on community-level recreational features.
Probably not for
- Needing an HOA-run pool, clubhouse, or similar amenity as part of the purchase decision.
- Requiring a deep comparable-sales history before committing to a price.
- Expecting a wide published price range to shop across before narrowing in.
Housing distress & ownership in Bellsmith Regency, Roswell
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Bellsmith Regency
Live MLS inventory for Bellsmith Regency. 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 Bellsmith Regency 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 Bellsmith Regency Right Now (2)
All 2 active and pending Bellsmith Regency listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1490 Bellsmith Drive · $449,900 · 3 bd / 2.5 ba · listed Sep 3, 2026 · listed by Virtual Properties Realty.com
- 1462 Bellsmith Drive · $429,000 · 3 bd / 2.5 ba · listed Aug 19, 2026 · listed by Keller Williams Realty Consultants
Bellsmith Regency 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
- Fulton County School System
- Verify the zoned schools by address
- Magnet and choice options may be available
- Hembree Springs · Elementary
- Elkins Pointe · Middle
- Roswell · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Bellsmith Regency listings and can change; always confirm with the Fulton County School System for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Bellsmith Regency address.
Shop the zone: Homes zoned for Hembree Springs Elementary School · Homes zoned for Elkins Pointe Middle School · Homes zoned for Milton High School · Homes zoned for Roswell High School
The Bellsmith Regency buying strategy.
If we were buying in Bellsmith Regency 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 Bellsmith Regency.
Reading a thin data set honestly
With only 3 closings feeding this snapshot, Bellsmith Regency doesn't yet offer the kind of statistical depth that supports confident price-range calls. The $450,000 median and $257 per-square-foot figure are real, but they represent a small sample — useful as a starting reference point, not as a ceiling or floor.
No community amenities are identified in the current MLS listings for Bellsmith Regency, which means value here is being driven by the individual homes themselves rather than shared infrastructure. The 39-day median days-on-market tells us pricing discipline still matters — homes priced out of step with recent condition-adjusted comparables are the ones most likely to sit.
The location and the amenities are priced into every listing in Bellsmith Regency. 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 Bellsmith Regency 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 (5.4). Basis: Recent Direction +2.5% year-over-year; Liquidity & Demand 8.0 months of supply; Pricing Power 96.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
A market with only 3 recent closings is exactly where a generic online estimate falls apart — the data is too thin for automated tools to price accurately, and it takes a broker who will pull the actual comparables, walk the specific home, and price it on condition rather than an algorithm's guess.
Bellsmith Regency 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 Bellsmith Regency 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 Bellsmith Regency sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bellsmith Regency, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Bellsmith Regency home worth?
Get a no-obligation home value based on real comparable sales in Bellsmith Regency, 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 Roswell →
20% of homes for sale in ZIP 30076 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).
Frequently Asked Questions
What is the median home price in Bellsmith Regency?
How long do homes in Bellsmith Regency take to sell?
Is Bellsmith Regency a buyer's or seller's market right now?
Who is the best real estate agent for Bellsmith Regency?
How do I find a top Roswell real estate agent who knows Bellsmith Regency?
Can Momentum Realty connect me with an agent for Bellsmith Regency?
Where is Bellsmith Regency, and what county is it in?
Should you buy in Bellsmith Regency?
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 2024 (8 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 →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Bellsmith Regency fits the bigger picture — live prices, inventory, and Momentum Scores:
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