Livingston Willows
Homes for Sale in Covington, GA
All 215 homes for sale in Covington, GA · median $325,000 · 211 homes for sale in 30016
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Meredith Azar, American Realty Professionals · via Georgia MLS
As of September 2026, Livingston Willows in Covington, GA has 3 homes for sale. Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $310,000, $134 per square foot, a median 53 days on market, sellers accepting 92% of original asking (-15% versus the prior year). Homes listed or recently sold were built 1997–2002. At the median price and Newton County's 2025 rate of 24.07 mills, annual property tax runs about $2,980.
| Location | Covington, Newton County, GA · ZIP 30016 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Pool, Playground, Clubhouse, Tennis Court(s), Walk To Schools |
| Sale prices, last 12 months | $310,000 median across 3 closed sales · $134 per sq ft · -15.1% vs the prior 12 months |
| Days on market (closed sales) | 53 median |
| For sale right now | 3 active, 0 pending · median asking $340,000 · 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, “Livingston Willows key facts,” movewithmomentum.com/neighborhoods/livingston-willows, data as of September 20, 2026.
Last 30 days in Livingston Willows: 2 new listings (median asking $382,450). 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 Livingston Willows
Live MLS inventory for Livingston Willows. 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 · 9 daysTop listing
Active · 129 days
Active · 0 daysActive and pending Livingston Willows 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 Livingston Willows Right Now (3)
All 3 active and pending Livingston Willows listings with a detail page, newest first, refreshed twice a day from the MLS.
- 155 Rose Walk Drive · $339,900 · 4 bd / 2 ba · listed Sep 19, 2026 · listed by Crye-Leike, Realtors
- 40 Woodcrest Avenue · $425,000 · 4 bd / 2.5 ba · listed Sep 11, 2026 · listed by RE/MAX Around Atlanta East
- 115 Huntington Street · $340,000 · 4 bd / 2 ba · listed Jun 23, 2026 · listed by American Realty Professionals
Livingston Willows is currently priced around a median of $310,000, with price per square foot landing near $134.43. That per-square-foot figure suggests value is being set largely by condition and finish level rather than by a tight, uniform product line, so buyers should expect variation from one listing to the next rather than a single predictable price band.
Median days on market sits at 53, which points to a measured pace rather than a rush. Sellers here should price with that timeline in mind and expect real negotiation room; buyers get the benefit of not having to make snap decisions, but should still move decisively once a well-priced, well-maintained home appears.
Livingston Willows right now
🟢 Buyer-leaning market. 12.0 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: Medium (3 active and pending listings, 3 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($310K) is down 15.1% from the prior 12 months ($365K). With about 5 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 (3 and 5 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
Livingston Willows market snapshot (as of September 20, 2026): the median sale price is about $310K ($134 per sq ft over the trailing 12 months of closed sales), a median 53 days on market for closed sales, and 12.0 months of supply, a buyer-leaning market. The trailing-12-month median is down 15% from the prior 12 months, computed from record-level Georgia MLS closed sales (3 closings in the current window).
In ZIP 30016 (Covington), 330 homes closed in the last 12 months at a median of $304K ($146/sq ft), down 4.8% year over year, with a median 48 days on market. Right now 79 active and 31 pending listings put supply at about 4.1 months — a balanced market. See the live ZIP 30016 housing market.
Georgia MLS sales records identify 14 homes in Livingston Willows that have changed hands since 2024, built between 1997 and 2002 (median 2000), with a median living area of about 2,242 sq ft and a typical 4-bedroom, 2.5-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.
Livingston Willows is a Covington neighborhood in Newton County, tracked here through recent GAMLS activity rather than a fixed builder lineup, which is part of why pricing and condition vary more than in a single-phase subdivision.
The setting & the homes.
Aerial and on-site photos of Livingston Willows. Swipe to explore the community.
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Livingston WillowsPhotos from Georgia MLS listings in Livingston Willows; content deemed reliable but not guaranteed.
Who Livingston Willows is best for.
Best for
- Buying with flexibility to negotiate on price given the current pace of sales.
- Looking in Covington/Newton County and comparing value on a per-square-foot basis rather than sticker price alone.
- Willing to evaluate individual home condition closely, since finish level appears to be a major price driver here.
Probably not for
- Needing a fast, competitive-bid closing timeline measured in days rather than weeks.
- Expecting a uniform, builder-controlled price band across the community.
- Relying on a large sample of recent sales to firmly anchor an offer price.
Livingston Willows 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
- Newton County School System
- Verify the zoned schools by address
- Magnet and choice options may be available
Newton County School System posted a 90.5% four-year graduation rate and 18,042 students across 22 schools in 2024-25 (Governor’s Office of Student Achievement).
- Livingston · Elementary
- Liberty · Middle
- Alcovy · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Livingston Willows listings and can change; always confirm with the Newton County School System for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Livingston Willows address.
Shop the zone: Homes zoned for Liberty Middle School · Homes zoned for Alcovy High School
The Livingston Willows buying strategy.
If we were buying in Livingston Willows 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 Livingston Willows.
What the numbers are telling us
With a median price of $310,000 and a per-square-foot median of $134.43, this is a market where the spread between an updated home and one needing work can be significant. That gap is normal in established Newton County neighborhoods and it means the listing sheet — not just the neighborhood name — should drive the offer.
The current snapshot reflects a small sample of recent closings, so read the median as directional rather than a precise ceiling or floor. A 53-day median days-on-market figure suggests homes here are not moving instantly, which gives buyers room to inspect and negotiate, and gives sellers a reason to price accurately from day one rather than testing the market.
The location and the amenities are priced into every listing in Livingston Willows. 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 Livingston Willows 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 (2.3). Basis: Recent Direction -15.1% year-over-year; Liquidity & Demand 12.0 months of supply; Pricing Power 92.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market this size, the publicly listed median only tells part of the story — the rest is in the condition, layout, and pricing history of each individual home. We track Livingston Willows against the broader Covington and Newton County market so you can see whether a specific listing is priced ahead of, in line with, or behind where recent activity actually supports.
Livingston Willows 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 Livingston Willows 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 Livingston Willows sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Livingston Willows, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Livingston Willows home worth?
Get a no-obligation home value based on real comparable sales in Livingston Willows, 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 Covington →
23% of homes for sale in ZIP 30016 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 Livingston Willows?
How long do homes in Livingston Willows take to sell?
Is Livingston Willows a buyer's or seller's market right now?
Who is the best real estate agent for Livingston Willows?
How do I find a top Covington real estate agent who knows Livingston Willows?
Can Momentum Realty connect me with an agent for Livingston Willows?
Where is Livingston Willows, and what county is it in?
Should you buy in Livingston Willows?
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 (14 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 Livingston Willows fits the bigger picture — live prices, inventory, and Momentum Scores:
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