Bluffs at Lanier
Homes for Sale in Gainesville, GA
All 265 homes for sale in Gainesville, GA · median $500,000 · 119 homes for sale in 30504
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Iliana Icen, BHHS Georgia Properties · via Georgia MLS
As of September 2026, Bluffs at Lanier in Gainesville, GA has 1 home for sale. Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $269,350, $136 per square foot, a median 110 days on market, sellers accepting 86% of original asking. Homes listed or recently sold were built 2007–2021. At the median price and Hall County's 2025 rate of 19.22 mills, annual property tax runs about $2,070.
| Location | Gainesville, Hall County, GA · ZIP 30504 |
|---|---|
| Home types (current listings and sales) | townhouses 100% |
| Amenities listed by sellers | Gated, Near Shopping, Gated Community, Walk To Schools, Carbon Monoxide Detector(s), Lake |
| Sale prices, last 12 months | $269,350 median across 3 closed sales · $136 per sq ft |
| Days on market (closed sales) | 110 median |
| For sale right now | 1 active, 0 pending · median asking $269,000 · 3.0 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, “Bluffs at Lanier key facts,” movewithmomentum.com/neighborhoods/bluffs-at-lanier, data as of September 20, 2026.
Last 30 days in Bluffs at Lanier: 1 new listing (median asking $269,000). As of September 22, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Bluffs at Lanier is trading with a median price of $269,350 and a median price per square foot of $135.66, but that read comes from a very small sample — three closings in the current window. That is not enough volume to call a firm trend; it is a snapshot, not a curve. Treat the per-square-foot figure as a rough anchor rather than a hard ceiling or floor for what a given home should sell for.
The median days on market of 110 is the more telling number here. That is a slow pace for a listing to clear, and it suggests sellers who price sharply and present well are the ones getting through the process without extended sitting time. For buyers, it means there is room to negotiate on terms and timeline rather than needing to move at first-showing speed.
Bluffs at Lanier right now
🟡 Balanced market. 3.0 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: Low (1 active and pending listings, 3 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 23, 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
Bluffs at Lanier market snapshot (as of September 20, 2026): the median sale price is about $269K ($136 per sq ft over the trailing 12 months of closed sales), a median 110 days on market for closed sales, and 3.0 months of supply, a balanced market.
In ZIP 30504 (Gainesville), 185 homes closed in the last 12 months at a median of $390K ($203/sq ft), up 4.7% year over year, with a median 51 days on market. Right now 89 active and 15 pending listings put supply at about 7.2 months — a balanced market. See the live ZIP 30504 housing market.
Georgia MLS sales records identify 6 homes in Bluffs at Lanier that have changed hands since 2024, built between 2007 and 2021 (median 2021), with a median living area of about 1,691 sq ft and a typical 3-bedroom, 2.5-bath layout; 100% 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.
Bluffs at Lanier sits in Gainesville, Hall County, with pricing and pace data currently built on a thin closing count — useful as a directional signal, not a precise valuation tool.
The setting & the homes.
Aerial and on-site photos of Bluffs at Lanier. Swipe to explore the community.
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Bluffs at LanierPhotos from Georgia MLS listings in Bluffs at Lanier; content deemed reliable but not guaranteed.
Who Bluffs at Lanier is best for.
Best for
- Buying with flexibility on timeline, given a median days-on-market of 110.
- Comfortable doing extra diligence on comparables rather than relying on a thin, three-closing median.
- Prioritizing the individual home and lot over confirmed community-wide amenities.
Probably not for
- Needing a documented amenity package before writing an offer.
- Expecting a fast close in a market currently running a 110-day median.
- Wanting pricing certainty from a deep, well-established comparable set.
Housing distress & ownership in Bluffs at Lanier, Gainesville
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 Bluffs at Lanier
Live MLS inventory for Bluffs at Lanier. 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 Bluffs at Lanier listings as of 2026-09-22, 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 Bluffs At Lanier Right Now (1)
All 1 active and pending Bluffs At Lanier listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1489 Bluff Valley Circle · $269,000 · 3 bd / 2.5 ba · listed Sep 6, 2026 · listed by Living Down South Realty
Bluffs at Lanier 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
- Hall County School System
- Verify the zoned schools by address
- Magnet and choice options may be available
- Other · Elementary
- Gainesville West · Middle
- Gainesville · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Bluffs at Lanier listings and can change; always confirm with the Hall County School System for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Bluffs at Lanier address.
Shop the zone: Homes zoned for Gainesville High School
The Bluffs at Lanier buying strategy.
If we were buying in Bluffs at Lanier 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 Bluffs at Lanier.
A small-sample market
With only three closings feeding the current snapshot, Bluffs at Lanier does not yet have the transaction depth to support tight pricing conclusions. The median price of $269,350 and $135.66 per square foot are real numbers drawn from actual closings, but a handful of sales can swing on condition, lot, or finish level alone. Anyone pricing a listing or building an offer here should lean on a direct comparison of the specific home in question rather than assuming the community median applies evenly across it.
No community amenities have been identified from current MLS listings, which may reflect the data available rather than the absence of any shared features on the ground. Buyers and sellers should confirm amenity details directly rather than assume either way. Combined with a 110-day median time on market, this points to a community where deals get made on individual merit and follow-through, not on broad momentum.
The location and the amenities are priced into every listing in Bluffs at Lanier. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with this little closed transaction volume, the value of a broker is in reading each home on its own terms — pulling comparable data beyond the community median, verifying what amenities or restrictions actually apply, and pricing or negotiating based on the specific property rather than a thin aggregate. That is the work we do before any offer or listing goes out.
Bluffs at Lanier 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 Bluffs at Lanier 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 Bluffs at Lanier sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bluffs at Lanier, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Bluffs at Lanier home worth?
Get a no-obligation home value based on real comparable sales in Bluffs at Lanier, 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 Gainesville →
20% of homes for sale in ZIP 30504 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 (2026-09-23).
Frequently Asked Questions
What is the median home price in Bluffs at Lanier?
How long do homes in Bluffs at Lanier take to sell?
Is Bluffs at Lanier a buyer's or seller's market right now?
Who is the best real estate agent for Bluffs at Lanier?
How do I find a top Gainesville real estate agent who knows Bluffs at Lanier?
Can Momentum Realty connect me with an agent for Bluffs at Lanier?
Where is Bluffs at Lanier, and what county is it in?
Should you buy in Bluffs at Lanier?
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 22, 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 (6 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 Bluffs at Lanier fits the bigger picture — live prices, inventory, and Momentum Scores:
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