Norman Downes
Homes for Sale in Duluth, GA
All 91 homes for sale in Duluth, GA · median $470,000 · 86 homes for sale in 30096
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Bill Moe, Keller Williams Realty Atl. Partners · via Georgia MLS
Over the 12 months ending 2026-09-20, 8 recorded sales closed at a median of $460,000, $181 per square foot, a median 24 days on market, sellers accepting 100% of original asking (-12% versus the prior year). Homes listed or recently sold were built 1973–1982. At the median price and Gwinnett County's 2025 rate of 27.1 mills, annual property tax runs about $4,990.
| Location | Duluth, Gwinnett County, GA · ZIP 30096 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Tennis Court(s), Pool, Lake, Playground, Swim Team, Near Shopping |
| Sale prices, last 12 months | $460,000 median across 8 closed sales · $181 per sq ft · -11.5% vs the prior 12 months |
| Days on market (closed sales) | 24 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, “Norman Downes key facts,” movewithmomentum.com/neighborhoods/norman-downes, data as of September 20, 2026.
Last 30 days in Norman Downes: 1 closed sale (median $400,000). As of September 22, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Norman Downes is trading right now with a median price of $460,000 and a median price per square foot of $181.21 — a combination that points to condition and finish level doing most of the work on value here, more than lot size or a single standout amenity. With only 8 closings in the current window, the pricing picture is real but thin, so a single high-end renovation or a fixer sale can swing the median more than it would in a larger, more actively traded community.
A median 24 days on market says homes here are moving at a workable pace — not a frenzy, but not sitting either. For sellers, that supports pricing close to recent comparables and expecting a reasonably prompt process if the home is presented well. For buyers, it means there is room to do diligence and get an inspection scheduled without necessarily feeling rushed into a decision the same week a listing goes live.
Norman Downes right now
🔴 Off the recent peak. The trailing-12-month median ($460K) is down 11.5% from the prior 12 months ($520K). 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 (8 and 5 sales in the two windows).
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· Updated September 23, 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 Norman DownesHomes for Sale in Duluth, GA 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
Norman Downes market snapshot (as of September 20, 2026): the median sale price is about $460K ($181 per sq ft over the trailing 12 months of closed sales), and a median 24 days on market for closed sales. The trailing-12-month median is down 12% from the prior 12 months, computed from record-level Georgia MLS closed sales (8 closings in the current window).
In ZIP 30096 (Duluth), 163 homes closed in the last 12 months at a median of $375K ($194/sq ft), down 4.7% year over year, with a median 36 days on market. Right now 35 active and 11 pending listings put supply at about 4.8 months — a balanced market. See the live ZIP 30096 housing market.
Georgia MLS sales records identify 19 homes in Norman Downes that have changed hands since 2023, built between 1973 and 1987 (median 1980), with a median living area of about 2,608 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.
Norman Downes sits in Duluth, within Gwinnett County, an area of metro Atlanta where per-square-foot pricing and days on market give a clearer read on a home's condition and positioning than any single headline number.
The setting & the homes.
Aerial and on-site photos of Norman Downes. Swipe to explore the community.
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Norman DownesPhotos from Georgia MLS listings in Norman Downes; content deemed reliable but not guaranteed.
Who Norman Downes is best for.
Best for
- Buying based on the home's own condition, layout, and finish level rather than community amenities.
- Comparing recent sales closely, given the current pricing spread across the $181.21 median price per square foot.
- Working with a timeline that allows for a standard inspection and closing process rather than an accelerated bidding scenario.
Probably not for
- Seeking a listed pool, clubhouse, or other shared amenity as part of the purchase, since none are currently identified in MLS data.
- Relying on a large closed-sale sample to validate pricing, given the current window of only 8 closings.
- Expecting a uniform price-per-square-foot across the community, given the spread implied by the current median figures.
Norman Downes 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.
The Norman Downes buying strategy.
If we were buying in Norman Downes 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 Norman Downes.
What the numbers are telling us
Current MLS data does not identify specific community amenities for Norman Downes, which means the value story here is coming from the home itself and its immediate location in Duluth rather than a clubhouse, pool, or gate. Buyers should treat this as a straightforward housing-stock market: what you're paying for is square footage, layout, lot, and condition, not shared recreational infrastructure.
With a median price per square foot of $181.21 against a median price of $460,000, the math suggests homes trading here run in a range of sizes and finish levels rather than a single consistent product type. That spread is worth exploring house by house — a buyer comparing two listings at similar prices may find meaningfully different square footage or renovation status behind the number.
The location and the amenities are priced into every listing in Norman Downes. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only 8 closings in the current window and no listed community amenities to anchor comparisons, pricing a home in Norman Downes correctly takes a granular, listing-by-listing read of recent activity rather than a formulaic per-square-foot approach. That is the kind of comparative work we do before a listing goes live or an offer goes in.
Norman Downes 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 Norman Downes 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 Norman Downes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Norman Downes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Norman Downes home worth?
Get a no-obligation home value based on real comparable sales in Norman Downes, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
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Where is Norman Downes, and what county is it in?
Should you buy in Norman Downes?
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 2023 (19 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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