Boulder Springs
Homes for Sale in Bishop, GA
All 15 homes for sale in Bishop, GA · median $700,000 · 27 homes for sale in 30621
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Donna H Floyd · via Georgia MLS
As of September 2026, Boulder Springs in Bishop, GA has 8 homes for sale and 1 pending, asking from $203,000 to $949,900 (median $785,000). Over the 12 months ending 2026-09-20, 7 recorded sales closed at a median of $775,000, $198 per square foot, a median 40 days on market, sellers accepting 97% of original asking (-7% versus the prior year). Homes listed or recently sold were built 1994–2026 with 4 new construction. At the median price and Oconee County's 2025 rate of 18.15 mills, annual property tax runs about $5,630.
| Location | Bishop, Oconee County, GA · ZIP 30621 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Pool, Clubhouse, Tennis Court(s), Lake, Playground, Security System |
| Sale prices, last 12 months | $775,000 median across 7 closed sales · $198 per sq ft · -7.2% vs the prior 12 months |
| Days on market (closed sales) | 40 median |
| For sale right now | 8 active, 1 pending · median asking $785,000 · 12.0 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, “Boulder Springs key facts,” movewithmomentum.com/neighborhoods/boulder-springs, data as of September 20, 2026.
Last 30 days in Boulder Springs: 4 new listings (median asking $785,000), 1 under contract right now. As of September 22, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Homes For Sale Right Now in Boulder Springs
Live MLS inventory for Boulder Springs. 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 · 289 daysTop listing
Active · 45 days
Active · 0 days
Active · 14 days
Active · 14 days
Active · 17 days
Active · 134 days
Active · 34 days
Pending · 168 daysActive and pending Boulder Springs listings as of 2026-09-23, 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 Boulder Springs Right Now (9)
All 9 active and pending Boulder Springs listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1188 Boulder Springs Drive · $899,000 · 4 bd / 3.5 ba · listed Sep 12, 2026 · listed by BHHS Georgia Properties
- 1030 Spring Lake Drive · $795,000 · 5 bd / 5 ba · listed Aug 27, 2026 · listed by Iris Inc Realty
- 1051 Spring Creek Drive · $775,000 · 4 bd / 3.5 ba · listed Aug 27, 2026 · listed by Kilgore Real Estate Group
- 1041 Spring Lake Drive · $749,000 · 4 bd / 3.5 ba · listed Aug 24, 2026 · listed by RE/MAX Classic
- 2323 Boulder Springs Drive · $203,000 · 4 bd / 3 ba · listed Aug 7, 2026 · listed by BlackHawk Realty Group LLC
- 1836 Shoal Creek Way · $929,900 · 4 bd / 4 ba · listed Jul 27, 2026 · listed by Coldwell Banker Upchurch Realty
- 1774 Bridge Water Creek · $724,900 · 4 bd / 4.5 ba · listed Jun 23, 2026 · listed by Five Market Realty LLC
- 1698 Shoal Creek Way · $949,900 · 4 bd / 3.5 ba · listed Jun 23, 2026 · listed by Coldwell Banker Upchurch Realty
- 2037 Boulder Ridge Lane · $929,900 · 5 bd / 4 ba · pending · listed Jun 23, 2026 · listed by Coldwell Banker Upchurch Realty
Boulder Springs is trading at a median of $775,000, with price per square foot landing at $198.01 — a level that points to larger, more finished homes rather than a compact or entry-level footprint. In a market this size, a handful of closings can move the median significantly, so treat this as a directional read rather than a fixed ceiling or floor.
At a median of 40 days on market, homes here are not moving instantly, but they are not sitting stale either — this is a pace that rewards a home priced and presented correctly from day one. For sellers, that means condition and staging carry real weight before a price cut becomes the only lever. For buyers, it means there is room to negotiate, but not so much room that lowball offers are the norm.
Boulder Springs right now
🟢 Buyer-leaning market. 12.0 months of supply and 11% 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: High (9 active and pending listings, 7 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($775K) is down 7.2% from the prior 12 months ($836K). With about 6 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: Medium (7 and 9 sales in the two windows).
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
Boulder Springs market snapshot (as of September 20, 2026): the median sale price is about $775K ($198 per sq ft over the trailing 12 months of closed sales), a median 40 days on market for closed sales, and 12.0 months of supply, a buyer-leaning market. The trailing-12-month median is down 7% from the prior 12 months, computed from record-level Georgia MLS closed sales (7 closings in the current window).
In ZIP 30621 (Bishop), 23 homes closed in the last 12 months at a median of $733K ($195/sq ft), down 3.5% year over year, with a median 46 days on market. Right now 13 active and 1 pending listings put supply at about 6.2 months — a buyer's market. See the live ZIP 30621 housing market.
Georgia MLS sales records identify 23 homes in Boulder Springs that have changed hands since 2023, built between 2002 and 2026 (median 2006), with a median living area of about 4,013 sq ft and a typical 5-bedroom, 4.5-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.
Boulder Springs sits in Bishop, within Oconee County, and current activity in the MLS does not surface a defined slate of community amenities — buyers should verify any shared features directly rather than assume a standard package.
The setting & the homes.
Aerial and on-site photos of Boulder Springs. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Boulder SpringsBoulder SpringsBoulder SpringsBoulder SpringsBoulder SpringsBoulder SpringsBoulder SpringsBoulder SpringsPhotos from Georgia MLS listings in Boulder Springs; content deemed reliable but not guaranteed.
Who Boulder Springs is best for.
Best for
- Prioritizing larger square footage over a curated amenity list.
- Comfortable evaluating homes on price-per-square-foot rather than a headline price alone.
- Working with a timeline that allows roughly a month or more to negotiate rather than needing an instant close.
Probably not for
- Requiring confirmed, listed community amenities before considering a home.
- Needing certainty on a tight, narrow price band rather than a wide-spread market.
- Expecting rapid turnover data or a large closing sample to validate a purchase decision.
Boulder Springs 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
- Oconee County School System
- Verify the zoned schools by address
- Magnet and choice options may be available
Oconee County School System posted a 99.7% four-year graduation rate and 8,411 students across 12 schools in 2024-25 (Governor’s Office of Student Achievement).
- High Shoals · Elementary
- Oconee · Middle
- Oconee · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Boulder Springs listings and can change; always confirm with the Oconee County School System for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Boulder Springs address.
Shop the zone: Homes zoned for Cedar Grove Elementary School · Homes zoned for Cedar Grove Middle School · Homes zoned for Oconee High School · Homes zoned for Cedar Grove High School
The Boulder Springs buying strategy.
If we were buying in Boulder Springs 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 Boulder Springs.
What the numbers are actually saying
A median price of $775,000 against a per-square-foot figure of $198.01 suggests homes here skew toward larger square footage rather than premium finish-out driving the number on its own. That combination is worth walking through property by property — two homes at similar price points can differ meaningfully in size, lot, and age once you're inside.
With a median of 40 days on market, this is not a market where homes are gone in a weekend, nor one where inventory languishes. Recent closings reflect a short window of activity, so the numbers here should be read as a current snapshot rather than a long-run trend — worth revisiting as more transactions accumulate.
The location and the amenities are priced into every listing in Boulder Springs. 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 Boulder Springs 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 (4.0). Basis: Recent Direction -7.2% year-over-year; Liquidity & Demand 12.0 months of supply; Pricing Power 96.6% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community where MLS data does not list a defined amenity package and pricing spans on square footage rather than a tight band, the value of a broker who will walk the actual property with you — not just the listing sheet — goes up. We pull the comparable closings, flag what's actually driving a given price per square foot, and tell you plainly if a home is priced ahead of or behind where the data says it should sit.
Boulder Springs 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 Boulder Springs 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 Boulder Springs sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Boulder Springs, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Boulder Springs home worth?
Get a no-obligation home value based on real comparable sales in Boulder Springs, 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 Bishop →
Boulder Springs Market Scorecard
Boulder Springs is currently a strong buyer's market. About 12.0 months of supply, a median asking price of $785,000, and homes go under contract in about 34 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 Boulder Springs?
How long do homes in Boulder Springs take to sell?
Is Boulder Springs a buyer's or seller's market right now?
Who is the best real estate agent for Boulder Springs?
How do I find a top Bishop real estate agent who knows Boulder Springs?
Can Momentum Realty connect me with an agent for Boulder Springs?
Where is Boulder Springs, and what county is it in?
Is Boulder Springs a good place to live?
Should you buy in Boulder Springs?
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 23, 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 (23 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 Boulder Springs fits the bigger picture — live prices, inventory, and Momentum Scores:
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Explore more neighborhoods near Boulder Springs with Momentum Realty’s local guides.