Cottages at Horseshoe Bend
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 Jennifer L Flanigan · via Georgia MLS
Over the 12 months ending 2026-09-20, 5 recorded sales closed at a median of $824,900, $323 per square foot, a median 78 days on market, sellers accepting 96% of original asking (+1% versus the prior year). Homes listed or recently sold were built 2024–2025 with 4 new construction. At the median price and Fulton County's 2025 rate of 25.95 mills, annual property tax runs about $8,560.
| Location | Roswell, Fulton County, GA · ZIP 30076 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Carbon Monoxide Detector(s), None, Near Shopping, Walk To Schools, Park |
| Sale prices, last 12 months | $824,900 median across 5 closed sales · $323 per sq ft · +0.6% vs the prior 12 months |
| Days on market (closed sales) | 78 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, “Cottages at Horseshoe Bend key facts,” movewithmomentum.com/neighborhoods/cottages-at-horseshoe-bend, data as of September 20, 2026.
Last 30 days in Cottages at Horseshoe Bend: 1 closed sale (median $750,000). As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
With only four closings in the current window, Cottages at Horseshoe Bend is a thin-data market — the $855,900 median and $333.04 per-square-foot figure are directional, not statistical. Treat any single comp here as a data point, not a trend line, until more sales stack up.
The median 138 days on market is the number that matters most for strategy. That is well over four months, which tells you pricing discipline and condition matter more than urgency in this pocket. Sellers should expect a longer marketing runway and price accordingly from day one; buyers get room to negotiate on terms and timeline rather than racing a bidding clock.
Cottages at Horseshoe Bend right now
🟡 Still climbing. The trailing-12-month median ($825K) is up 0.6% from the prior 12 months ($820K). With about 4 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 (5 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
Nearby homes for sale
No active listings inside Cottages at Horseshoe Bend 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
Cottages at Horseshoe Bend market snapshot (as of September 20, 2026): the median sale price is about $825K ($323 per sq ft over the trailing 12 months of closed sales), and a median 78 days on market for closed sales. The trailing-12-month median is up 1% from the prior 12 months, computed from record-level Georgia MLS closed sales (5 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 17 homes in Cottages at Horseshoe Bend that have changed hands since 2023, built between 2023 and 2025 (median 2024), with a median living area of about 2,465 sq ft and a typical 4-bedroom, 3.5-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.
Cottages at Horseshoe Bend sits in Roswell, Fulton County, with pricing at the higher end for the area and a sales pace that runs slower than a typical liquid market — a combination that rewards patience on both sides of the transaction.
The setting & the homes.
Aerial and on-site photos of Cottages at Horseshoe Bend. Swipe to explore the community.
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Cottages at Horseshoe BendPhotos from Georgia MLS listings in Cottages at Horseshoe Bend; content deemed reliable but not guaranteed.
Who Cottages at Horseshoe Bend is best for.
Best for
- Buying with flexibility on closing timeline, since the median days-on-market runs well past four months.
- Trading up into a higher price point in Roswell and comfortable evaluating a home on its own merits rather than a resort-style amenity list.
- Negotiating on a specific property with agent-verified comps rather than relying on a community-wide average from a thin sales sample.
Probably not for
- Needing a fast transaction timeline in a market where the median sits well over four months on market.
- Wanting a confirmed clubhouse, pool, or recreation package as part of the purchase decision.
- Relying on broad market statistics for confidence when only four closings back the current numbers.
The Cottages at Horseshoe Bend buying strategy.
If we were buying in Cottages at Horseshoe Bend 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 Cottages at Horseshoe Bend.
A small, price-defined market
Four closings is not enough volume to draw firm conclusions about floor plans, lot premiums, or renovation spread — it simply confirms this is a low-turnover community where each sale carries outsized weight in the record. The $333.04 per-square-foot figure should be read as a benchmark to sanity-check a specific listing against, not a rule to price by.
No community amenities are identified in current MLS listings, which means whatever draws buyers here is the home itself, the lot, or the Roswell location — not a clubhouse or pool package. Confirm any amenity claims directly with the listing agent or HOA documents rather than assuming a standard suburban package.
The location and the amenities are priced into every listing in Cottages at Horseshoe Bend. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A four-sale window is exactly the kind of market where a generic online estimate falls apart — we pull the underlying listing history, not just the headline median, before advising on price. If you are buying or selling in Cottages at Horseshoe Bend, we will walk the actual comps with you rather than lean on a thin average.
Cottages at Horseshoe Bend 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 Cottages at Horseshoe Bend 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 Cottages at Horseshoe Bend sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cottages at Horseshoe Bend, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Cottages at Horseshoe Bend home worth?
Get a no-obligation home value based on real comparable sales in Cottages at Horseshoe Bend, 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 →
Recently off market in Cottages at Horseshoe Bend
Homes in Cottages at Horseshoe Bend that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 106 Cottage Gate Lane · off market
Frequently Asked Questions
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Should you buy in Cottages at Horseshoe Bend?
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 2023 (17 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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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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Nearby Communities
Explore more neighborhoods near Cottages at Horseshoe Bend with Momentum Realty’s local guides.