Cuscowilla
Homes for Sale in Eatonton, GA
All 98 homes for sale in Eatonton, GA · median $615,000 · 216 homes for sale in 31024 · Putnam County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Jacqui Cowles · via Georgia MLS
As of October 2026, Cuscowilla in Eatonton, GA has 12 homes for sale and 1 pending, asking from $683,900 to $2,349,000 (median $1,537,000). Over the 12 months ending 2026-09-20, 21 recorded sales closed at a median of $1,150,000, $401 per square foot, a median 39 days on market, sellers accepting 95% of original asking (+6% versus the prior year). Homes listed or recently sold were built 1996–2026 with 8 new construction; none of the 15 geocoded homes sit in a FEMA special flood hazard zone (median elevation 469 ft). At the median price and Putnam County's 2025 rate of 17.98 mills, annual property tax runs about $8,270.
Last 30 days in Cuscowilla: 4 new listings (median asking $1,062,500), 1 under contract right now. As of October 12, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Homes For Sale Right Now in Cuscowilla
Live MLS inventory for Cuscowilla. 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 · 159 daysTop listing
Active · 92 days
Active · 14 days
Active · 130 days
Active · 92 days
Active · 60 days
Active · 176 days
Active · 14 days
Active · 14 days
Active · 146 days
Active · 186 days
Active · 25 days
Pending · 169 daysActive and pending Cuscowilla listings as of 2026-10-12, 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.
The number that matters most here is price per square foot, not the median price tag itself. At just over $401 per square foot against a $952,000 median, this is a market where finish level, lot position, and condition are doing most of the pricing work — not square footage alone.
A median of 39 days on market, against a trailing sample of 23 closings, tells a story of a market that moves at a deliberate pace rather than a fast one. Sellers pricing to the upper end of what condition supports should expect real but unhurried buyer interest; buyers should expect to negotiate on specifics rather than assume urgency will force a quick deal.
Cuscowilla right now
🟢 Buyer-leaning market. 6.9 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: Very High (12 active and pending listings, 21 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($1.15M) is up 5.5% from the prior 12 months ($1.09M). With about a dozen 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: High (21 and 18 sales in the two windows).
What's unique here: the median sale price is about 5x the typical Putnam County sale ($1.15M vs $223K, trailing 12 months, Georgia MLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 13, 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
Cuscowilla market snapshot (as of September 20, 2026): the median sale price is about $1.15M ($401 per sq ft over the trailing 12 months of closed sales), a median 39 days on market for closed sales, and 6.9 months of supply, a buyer-leaning market. The trailing-12-month median is up 6% from the prior 12 months, computed from record-level Georgia MLS closed sales (21 closings in the current window).
In ZIP 31024 (Eatonton), 171 homes closed in the last 12 months at a median of $393K ($220/sq ft), up 3.5% year over year, with a median 69 days on market. Right now 73 active and 9 pending listings put supply at about 6.0 months — a buyer's market. See the live ZIP 31024 housing market.
Georgia MLS sales records identify 69 homes in Cuscowilla that have changed hands since 2023, built between 1996 and 2026 (median 2008), with a median living area of about 3,400 sq ft and a typical 4-bedroom, 3.5-bath layout; 88% 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.
Cuscowilla sits in Eatonton, Putnam County, where recent closings point to a market priced well above typical entry-level housing and driven more by individual home condition than by volume of sales.
The setting & the homes.
Aerial and on-site photos of Cuscowilla. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
CuscowillaCuscowillaCuscowillaCuscowillaCuscowillaCuscowillaCuscowillaCuscowillaPhotos from Georgia MLS listings in Cuscowilla; content deemed reliable but not guaranteed.
Who Cuscowilla is best for.
Best for
- Buying a specific home and prioritizing its individual condition and finish over broad market trend data.
- Comfortable with a measured, just-over-a-month pace to closing rather than expecting a rapid transaction.
- Making a decision based on a smaller set of recent comparable sales rather than requiring high sales volume.
Probably not for
- Needing a large, deep pool of recent closings to validate a price before committing.
- Expecting the lowest available price per square foot in the immediate area without flexibility on condition.
- Requiring a fast, high-volume resale market as a condition of purchase.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Georgia MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.15M) IS the median in the snapshot above, and the move from 2025 ($1.09M) IS the +5.5% one-year change.
Windows contain 0 to 22 sales each (21 in the current window); every figure carries its sample size, and thin markets swing on single closings. Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed. Deemed reliable but not guaranteed.
Cuscowilla Market Scorecard
Cuscowilla is currently a buyer's market. About 7.6 months of supply, a median asking price of $1,537,000, and homes go under contract in about 92 days.
Go deeper: county scorecard · 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.
Cuscowilla 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 contributors.
Schools
- Putnam County School System
- Verify the zoned schools by address
- Magnet and choice options may be available
Putnam County School System posted a 92.0% four-year graduation rate and 2,778 students across 4 schools in 2024-25 (Governor’s Office of Student Achievement).
- Putnam · Elementary
- Putnam County · Middle
- Putnam · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Cuscowilla listings and can change; always confirm with the Putnam County School System for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Cuscowilla address.
Shop the zone: Homes zoned for Putnam Elementary School · Homes zoned for Putnam County Middle School · Homes zoned for Putnam High School
The Cuscowilla buying strategy.
If we were buying in Cuscowilla 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 Cuscowilla.
What the numbers actually say
With only 23 closings in the recent window, this is a market where each transaction carries weight in setting the comparable picture. That's a smaller sample than a high-volume subdivision, which means pricing here should be read home-by-home rather than by broad trend lines.
The $952,000 median price paired with a per-square-foot figure just over $401 suggests a market where larger, well-finished homes are trading alongside a spread of other product — the price per square foot is the steadier signal of the two. A median of 39 days on market is neither a rush nor a stall; it reflects buyers taking the time to evaluate a specific home rather than reacting to broad urgency.
The location and the amenities are priced into every listing in Cuscowilla. 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 Cuscowilla 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 (5.8). Basis: Recent Direction +5.5% year-over-year; Liquidity & Demand 6.9 months of supply; Pricing Power 95.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market with a limited number of recent closings, pricing a home correctly — or knowing what a specific listing's condition and finish level are actually worth against that $401-per-square-foot baseline — takes more judgment than a formula. We work the comparables home by home rather than leaning on averages that a thin sample can distort.
Cuscowilla 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 Cuscowilla 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 Cuscowilla sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cuscowilla, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Cuscowilla home worth?
Get a no-obligation home value based on real comparable sales in Cuscowilla, 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 Eatonton →
Recently off market in Cuscowilla
Homes in Cuscowilla 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.
- 102 Black Hawk Drive · off market
| Location | Eatonton, Putnam County, GA · ZIP 31024 |
|---|---|
| Home types (current listings and sales) | single-family 92%, condos 8% |
| Amenities listed by sellers | Clubhouse, Gated, Pool, Fitness Center, Tennis Court(s), Lake |
| Sale prices, last 12 months | $1,150,000 median across 21 closed sales · $401 per sq ft · +5.5% vs the prior 12 months |
| Days on market (closed sales) | 39 median |
| For sale right now | 12 active, 0 pending · median asking $1,587,000 · 6.9 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, “Cuscowilla key facts,” movewithmomentum.com/neighborhoods/cuscowilla, data as of September 20, 2026.
Just listed in Cuscowilla Homes for Sale: 12 Homes
The newest homes for sale in Cuscowilla Homes for Sale: 12 Homes right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 133 Arbors Lane $1,350,000 · 4 bd · 3.5 ba · 3,706 sq ft · 14 days on market Courtesy of Kim and Lin Logan Real Estate
- 126 Secoffee Drive $775,000 · 3 bd · 3 ba · 2,284 sq ft · 14 days on market Courtesy of Luxury Lake Oconee Real Estate
- 102 Black Hawk Drive $1,900,000 · 4 bd · 4.5 ba · 3,300 sq ft · 14 days on market Courtesy of Lake Homes Realty LLC
- 209 Eagles Way $1,625,000 · 4 bd · 3.5 ba · 3,561 sq ft · 60 days on market Courtesy of Atlanta Fine Homes - Sotheby's Int'l
- 141 Spirit Run $2,100,000 · 4 bd · 4.5 ba · 3,324 sq ft · 92 days on market Courtesy of Atlanta Fine Homes - Sotheby's Int'l
- 201 Eagles Way $1,700,000 · 4 bd · 4.5 ba · 3,324 sq ft · 92 days on market Courtesy of Atlanta Fine Homes - Sotheby's Int'l
Checked against the MLS Oct 13, 2026. All new listings in this market.
Every Home for Sale in Cuscowilla Right Now (12)
All 12 active and pending Cuscowilla listings with a detail page, newest first, refreshed twice a day from the MLS.
- 102 Black Hawk Drive · $1,900,000 · 4 bd / 4.5 ba · listed Sep 29, 2026 · listed by Lake Homes Realty LLC
- 126 Secoffee Drive · $775,000 · 3 bd / 3 ba · listed Sep 11, 2026 · listed by Luxury Lake Oconee Real Estate
- 133 Arbors Lane · $1,350,000 · 4 bd / 3.5 ba · listed Aug 27, 2026 · listed by Kim and Lin Logan Real Estate
- 125 Arbors Lane #D · $735,000 · 3 bd / 2 ba · listed Aug 27, 2026 · listed by Chapman Hall Realtors Alpharetta
- 209 Eagles Way · $1,625,000 · 4 bd / 3.5 ba · listed Aug 15, 2026 · listed by Atlanta Fine Homes - Sotheby's Int'l
- 141 Spirit Run · $2,100,000 · 4 bd / 4.5 ba · listed Jul 14, 2026 · listed by Atlanta Fine Homes - Sotheby's Int'l
- 201 Eagles Way · $1,700,000 · 4 bd / 4.5 ba · listed Jul 14, 2026 · listed by Atlanta Fine Homes - Sotheby's Int'l
- 203 Eagles Way · $1,750,000 · 5 bd / 3.5 ba · listed Jul 14, 2026 · listed by Atlanta Fine Homes - Sotheby's Int'l
- 108 Wingspan Way · $749,999 · 5 bd / 4.5 ba · listed Jul 14, 2026 · listed by Kim and Lin Logan Real Estate
- 124 Cape View Lane · $2,349,000 · 5 bd / 4.5 ba · listed Jul 14, 2026 · listed by Keller Williams Lake Oconee
- 101 Hawks Ridge · $1,449,000 · 4 bd / 4.5 ba · listed Jul 14, 2026 · listed by BHHS Lake Oconee Properties
- 229 Eagles Way · $1,700,000 · 4 bd / 4.5 ba · pending · listed Jul 14, 2026 · listed by Atlanta Fine Homes - Sotheby's Int'l
More Eatonton home searches
Frequently Asked Questions
What is the median home price in Cuscowilla?
How long do homes in Cuscowilla take to sell?
Is Cuscowilla a buyer's or seller's market right now?
Who is the best real estate agent for Cuscowilla?
How do I find a top Eatonton real estate agent who knows Cuscowilla?
Can Momentum Realty connect me with an agent for Cuscowilla?
Where is Cuscowilla, and what county is it in?
How far is Cuscowilla from downtown Jacksonville and the beach?
Is Cuscowilla a good place to live?
Should you buy in Cuscowilla?
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: October 12, 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 (61 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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See how Cuscowilla fits the bigger picture — live prices, inventory, and Momentum Scores:
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