Falling Water
Homes for Sale in Smyrna, GA
All 286 homes for sale in Smyrna, GA · median $466,000 · 185 homes for sale in 30080
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Fernando Chavarria, Keller Williams Realty North Atlanta · via Georgia MLS
As of November 2026, Falling Water in Smyrna, GA has 1 home for sale. Over the 12 months ending 2026-09-20, 7 recorded sales closed at a median of $285,000, $194 per square foot, a median 53 days on market, sellers accepting 94% of original asking (-10% versus the prior year). Homes listed or recently sold were built 1980–2005; none of the 9 geocoded homes sit in a FEMA special flood hazard zone (median elevation 996 ft). At the median price and Cobb County's 2025 rate of 27.16 mills, annual property tax runs about $3,100.
Last 30 days in Falling Water: 1 new listing (median asking $340,000), 1 closed sale (median $280,000). As of November 1, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Falling Water is pricing around a median of $285,000, with per-square-foot value near $193.85 telling you this market rewards condition over size. There is no amenity package driving the number here — current MLS data shows no listed community amenities, so the price is a function of the home itself, not a clubhouse or pool.
A median of 53 days on market is a moderate pace — not a bidding-war environment, but not stale inventory either. With seven closings in the current window, this is a smaller, thinner data set, which means one or two unusual sales can move the median more than they would in a larger community. Buyers and sellers should treat any single comp with some caution and lean on a broker who is tracking the pattern in real time.
Figures in this note are as of September 1, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Falling Water right now
🟡 Balanced market. 1.7 months of supply and 67% 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: Medium (3 active and pending listings, 7 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($285K) is down 10.2% from the prior 12 months ($318K). 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: Medium (7 and 6 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 2, 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
Falling Water market snapshot (as of September 20, 2026): the median sale price is about $285K ($194 per sq ft over the trailing 12 months of closed sales), a median 53 days on market for closed sales, and 1.7 months of supply, a balanced market. The trailing-12-month median is down 10% from the prior 12 months, computed from record-level Georgia MLS closed sales (7 closings in the current window).
In ZIP 30080 (Smyrna), 381 homes closed in the last 12 months at a median of $465K ($217/sq ft), down 4.3% year over year, with a median 38 days on market. Right now 98 active and 19 pending listings put supply at about 5.0 months — a balanced market. See the live ZIP 30080 housing market.
Georgia MLS sales records identify 17 homes in Falling Water that have changed hands since 2024, built between 1980 and 1983 (median 1982), with a median living area of about 1,364 sq ft and a typical 2-bedroom, 2-bath layout; 94% 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.
Falling Water sits in Smyrna, Cobb County, with pricing and pace driven by individual home condition rather than shared amenities, since none are currently identified in MLS listings.
The setting & the homes.
Aerial and on-site photos of Falling Water. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Falling WaterPhotos from Georgia MLS listings in Falling Water; content deemed reliable but not guaranteed.
Who Falling Water is best for.
Best for
- Prioritizing home condition and layout over shared community amenities.
- Working with a moderate, non-rushed transaction timeline given the median days-on-market.
- Comfortable evaluating a smaller comp set and relying on current, real-time data rather than a large historical sample.
Probably not for
- Expecting a clubhouse, pool, or other shared amenity to be part of the value proposition.
- Needing a large, deep pool of recent comps to validate pricing with high statistical confidence.
- Looking for a fast-moving, high-competition market with compressed days-on-market.
Homes For Sale Right Now in Falling Water
Live MLS inventory for Falling Water. 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 Falling Water listings as of 2026-11-01, 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.
Falling Water 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
- Cobb County School System
- Verify the zoned schools by address
- Magnet and choice options may be available
- Argyle · Elementary
- Campbell · Middle
- Campbell · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Falling Water listings and can change; always confirm with the Cobb County School System for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Falling Water address.
Shop the zone: Homes zoned for Argyle Elementary School · Homes zoned for Mountain Road Elementary School · Homes zoned for Campbell Middle School · Homes zoned for Dean Rusk Middle School · Homes zoned for Sequoyah High School · Homes zoned for Campbell High School
The Falling Water buying strategy.
If we were buying in Falling Water 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 Falling Water.
What the numbers actually say
With a median price of $285,000 and a median price per square foot of $193.85, Falling Water is a community where the spread between a well-kept home and one needing work will show up directly in the sale price. There is no shared amenity infrastructure pulling value up across the board — what you see in a listing is largely what you are paying for.
A median of 53 days on market suggests homes here move at a measured pace, giving buyers room to do real diligence without necessarily losing the property to a rushed decision. The small closings count in this window — seven — means the current median should be read as a directional signal, not a precise benchmark, and it is worth pulling the latest comps before setting a number on either side of a transaction.
The location and the amenities are priced into every listing in Falling Water. 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 Falling Water 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 (6.0). Basis: Recent Direction -10.2% year-over-year; Liquidity & Demand 1.7 months of supply; Pricing Power 94.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community with a limited number of recent closings, the median price and days-on-market figures can shift meaningfully with each new sale. We track those changes as they happen, which matters when you are trying to price a listing or structure an offer against a data set this size.
Falling Water 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 Falling Water 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 Falling Water sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Falling Water, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Falling Water home worth?
Get a no-obligation home value based on real comparable sales in Falling Water, 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 Smyrna →
Recently off market in Falling Water
Homes in Falling Water 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. 3 on record.
- 1269 Brookview Lane · off market
- 1279 Ridgecrest Lane · off market
- 221 Falling Water Way · off market
| Location | Smyrna, Cobb County, GA · ZIP 30080 |
|---|---|
| Home types (current listings and sales) | townhouses 80%, loft,townhouse 10%, single-family 10% |
| Amenities listed by sellers | Near Shopping, Near Public Transport, Park, Walk To Schools, None, Playground |
| Sale prices, last 12 months | $285,000 median across 7 closed sales · $194 per sq ft · -10.2% vs the prior 12 months |
| Days on market (closed sales) | 53 median |
| For sale right now | 1 active, 2 pending · median asking $249,000 · 1.7 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, “Falling Water key facts,” movewithmomentum.com/neighborhoods/falling-water, data as of September 20, 2026.
Every Home for Sale in Falling Water Right Now (1)
All 1 active and pending Falling Water listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1161 Ridgecrest Lane · $340,000 · 2 bd / 2.5 ba · listed Aug 24, 2026 · listed by Atlanta Communities
Recently sold in Falling Water
- 1269 Brookview Lane · sold $280,000
- 221 Falling Water Way · sold $707,000
- 1174 Ridgecrest Lane · sold $190,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
More Smyrna home searches
12% of homes for sale in ZIP 30080 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 (2026-10-24).
Recent Developments in Falling Water
Development, infrastructure, retail, and school activity affecting Falling Water, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Civic
Cobb sets 50 units per acre cap and bedroom-based counting for student housing
Cobb commissioners voted 3-2 to count density at student housing developments by bedroom, with two bedrooms equal to one dwelling unit, and to cap it at 50 units per acre, or about 100 bedrooms per acre. Such projects still need a special land use permit and a public hearing. Earlier drafts proposed 60 units per acre, and two commissioners sought 30.
What it may mean for the marketA defined density ceiling gives developers of purpose-built student housing near Cobb campuses a clearer standard and affects how much of this housing type can be added per site. The site is about 4 miles northwest of Falling Water.
Source: Marietta Daily Journal - October 2026Civic
Cobb commissioners allow accessory dwelling units and adopt data center standards
The Cobb Board of Commissioners voted 3-2 to allow accessory dwelling units by special land use permit, capped at 850 square feet and half the main home's floor area. The board also adopted a data center definition with 300-foot setbacks from residential, church and school property lines and noise limits of 65 decibels by day and 55 at night. The action follows a six-month data center moratorium that was extended in August.
What it may mean for the marketBackyard units add a new, case-by-case path for small rental or multigenerational-use housing in Cobb, while the setback and noise rules shape where large data center campuses can locate relative to existing neighborhoods. The site is about 6 miles northwest of Falling Water.
Source: Marietta Daily Journal - October 2026Retail & Dining
French bistro Brasserie Genevieve to open on Marietta Square in November
Brasserie Genevieve, a French bistro and bar, is set to open at 45 West Park Square in Marietta, in the building that previously housed Piastra. Owners Georganne Rose and Salem Makhlouf plan breakfast service from 7 a.m. to 3 p.m. the week before Thanksgiving, with dinner to follow once a liquor license is issued.
What it may mean for the marketAnother sit-down dining option on the Square adds to the walkable restaurant mix and keeps a prominent corner building in use. The project is about 6 miles northwest of Falling Water, elsewhere in Cobb County.
Source: Marietta Daily Journal - August 2026Infrastructure
Cobb commissioners approve CobbLinc Go microtransit expansion to Acworth and Kennesaw
Cobb County commissioners voted 3-2 to expand the on-demand CobbLinc Go pilot, which has run for two years in south Cobb, to Acworth and Kennesaw. The county DOT expects about 90 percent of funding to come from a trust and grants, and service is planned for October.
What it may mean for the marketOn-demand rides in northwest Cobb would add a low-cost transit option for trips to jobs, shopping and rail or bus connections for residents without a car. The site is about 9 miles northwest of Falling Water.
Source: Atlanta News First
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
What is the median home price in Falling Water?
How long do homes in Falling Water take to sell?
Is Falling Water a buyer's or seller's market right now?
Who is the best real estate agent for Falling Water?
How do I find a top Smyrna real estate agent who knows Falling Water?
Can Momentum Realty connect me with an agent for Falling Water?
Where is Falling Water, and what county is it in?
Is Falling Water a good place to live?
Should you buy in Falling Water?
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: November 1, 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 (18 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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