Blackwell Manor
Homes for Sale in Alpharetta, GA
All 234 homes for sale in Alpharetta, GA · median $799,450 · 112 homes for sale in 30004
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Nubia Cirelli, Virtual Properties Realty.com · via Georgia MLS
Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $920,000, $233 per square foot, a median 43 days on market, sellers accepting 99% of original asking. Homes listed or recently sold were built 2015–2018. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $7,880.
| Location | Alpharetta, Forsyth County, GA · ZIP 30004 |
|---|---|
| Amenities listed by sellers | Walk To Schools, Near Shopping, Playground, Pool, Park, Tennis Court(s) |
| Sale prices, last 12 months | $920,000 median across 3 closed sales · $233 per sq ft |
| Days on market (closed sales) | 43 median |
| For sale right now | 0 active, 0 pending |
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, “Blackwell Manor key facts,” movewithmomentum.com/neighborhoods/blackwell-manor, data as of September 20, 2026.
Blackwell Manor's numbers point to size rather than finish level driving price. A median of $920,000 against a median of $233.22 per square foot works out to a large-format home — this is a community where square footage, not upgrade packages, does most of the pricing work.
With only three closings in the current window, treat any single data point here as a snapshot, not a trend line. A median dom just over 40 days suggests these homes are not selling on the first showing, which gives buyers room to negotiate on price or terms rather than compete on speed.
Nearby homes for sale
No active listings inside Blackwell ManorHomes for Sale in Alpharetta, GA right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Blackwell Manor market snapshot (as of September 20, 2026): the median sale price is about $920K ($233 per sq ft over the trailing 12 months of closed sales), and a median 43 days on market for closed sales.
In ZIP 30004 (Alpharetta), 424 homes closed in the last 12 months at a median of $788K ($236/sq ft), up 1.0% year over year, with a median 29 days on market. Right now 99 active and 21 pending listings put supply at about 4.6 months — a balanced market. See the live ZIP 30004 housing market.
Georgia MLS sales records identify 5 homes in Blackwell Manor that have changed hands since 2024, built between 2015 and 2018 (median 2016), with a median living area of about 3,739 sq ft and a typical 5-bedroom, 4-bath layout; 100% are single-family homes. 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.
Blackwell Manor sits in Alpharetta within Forsyth County, with pricing here shaped more by lot and home size than by any amenity package — current MLS listings show no identified community amenities, so value is coming from the structures themselves.
The setting & the homes.
Aerial and on-site photos of Blackwell Manor. Swipe to explore the community.
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Blackwell ManorPhotos from Georgia MLS listings in Blackwell Manor; content deemed reliable but not guaranteed.
Who Blackwell Manor is best for.
Best for
- Buying for square footage first, with amenities as a non-factor in the decision.
- Trading up to a larger home within Forsyth County without needing a shared clubhouse or recreation package.
- Willing to move on a longer decision timeline given a median dom just over 40 days.
Probably not for
- Wanting a defined amenity package as part of the purchase, since none are currently identified here.
- Needing a large sample of recent closings to benchmark price before making an offer.
- Looking for a fast, competitive-bid sale environment rather than a moderate, negotiation-friendly pace.
The Blackwell Manor buying strategy.
If we were buying in Blackwell Manor 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 Blackwell Manor.
Square Footage Over Amenities
The math at Blackwell Manor is straightforward: a $920,000 median price divided by a $233.22 per-square-foot median points to homes running well above four thousand square feet on the typical closing. That is a community built around larger floor plans rather than a clubhouse, gate, or shared recreation, since none show up in the current MLS record.
A median of 43 days on market is neither a rush nor a stall — it is a pace that rewards a buyer who does homework on comparable closings before writing an offer, and a seller who prices realistically for the home's actual size and condition rather than the address alone.
The location and the amenities are priced into every listing in Blackwell Manor. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With just three closings feeding the current snapshot, pricing a home in Blackwell Manor accurately means pulling every comparable available in Forsyth County and reading the per-square-foot spread carefully rather than leaning on a single median. That is the work we do before a listing goes live or an offer goes out.
Blackwell Manor 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 Blackwell Manor 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 Blackwell Manor sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Blackwell Manor, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Blackwell Manor home worth?
Get a no-obligation home value based on real comparable sales in Blackwell Manor, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
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Should you buy in Blackwell Manor?
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 (5 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.
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