River Mansions
Homes for Sale in Gwinnett County, GA
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Cheryl Bridges, Keller Williams Realty North Atlanta · via Georgia MLS
River Mansions sits in Berkeley Lake, a small Gwinnett County city built around its namesake lake, and current MLS activity here is thin enough that we do not have a reliable read on pricing or pace. That is itself useful information: this is a low-turnover pocket, and buyers or sellers should expect to work with whatever is actually listed rather than a broad set of comparables.
With no consistent flow of closed data to anchor a price trend, the honest posture right now is to evaluate any individual listing on its own condition, lot, and proximity to the water rather than leaning on community-wide averages. A seller here is effectively setting the market with each listing; a buyer has real room to negotiate on specifics rather than competing against a stack of similar recent sales.
The 60-Second Overview
River Mansions is a residential pocket in Berkeley Lake, a small Gwinnett County city centered on its own lake, with current MLS records showing no identified community amenities to report.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of River Mansions. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
River Mansions
River Mansions
River MansionsPhotos from Georgia MLS listings in River Mansions; content deemed reliable but not guaranteed.
Who River Mansions is best for.
Best for
- Evaluating a single Berkeley Lake property on its own merits rather than community-wide trends.
- Comfortable negotiating without a deep set of recent comparable sales to lean on.
- Prioritizing the Berkeley Lake / Gwinnett County location over a specific list of amenities.
Probably not for
- Needing verified community amenities before making an offer.
- Relying on recent sales data to validate a purchase price.
- Wanting a fast-moving market with frequent, comparable listings to track.
The market around River Mansions
River Mansions is too small for its own price trend, so here is the market around it.
In ZIP 30096, 122 homes are on the market and 18% are under contract — a steady corner of Berkeley Lake.
Across Gwinnett County, 3,036 homes are active and 653 pending (18% under contract).
In ZIP 30096 (Berkeley Lake), 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.
ZIP and county figures describe the wider market, not River Mansions specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in River Mansions
Live MLS inventory for River Mansions. 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 River Mansions 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 River Mansions Right Now (1)
All 1 active and pending River Mansions listings with a detail page, newest first, refreshed twice a day from the MLS.
- 3610 Mansions Parkway · $1,089,000 · 5 bd / 4.5 ba · pending · listed Jul 6, 2026 · listed by Keller Williams Realty North Atlanta
Schools
- Gwinnett County School System
- Verify the zoned schools by address
- Magnet and choice options may be available
- Berkeley Lake · Elementary
- Duluth · Middle
- Duluth · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent River Mansions listings and can change; always confirm with the Gwinnett County School System for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any River Mansions address.
Shop the zone: Homes zoned for Berkeley Lake Elementary School · Homes zoned for Duluth Middle School · Homes zoned for Duluth High School
The River Mansions buying strategy.
If we were buying in River Mansions 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 River Mansions.
A quiet, low-data corner of Gwinnett
Berkeley Lake is a small, largely residential city, and River Mansions reflects that scale: it is not a high-volume MLS community, and the current snapshot does not surface amenities tied to the listings we can see. That does not mean nothing exists on the ground, only that it is not something we can verify or promote from the data in front of us.
For due diligence, this means leaning more heavily on a direct walk of the property and its immediate surroundings than on aggregate community statistics, since there simply is not a deep bench of recent activity to draw broader conclusions from.
The location and the amenities are priced into every listing in River Mansions. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with sparse MLS history, the value we add is in not overstating what the data shows. We will tell you plainly when a claim about pricing, pace, or amenities cannot be backed by current listings, and we will help you evaluate a specific home in Berkeley Lake on its own terms rather than by borrowed averages.
River Mansions 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 River Mansions 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 River Mansions sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in River Mansions, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your River Mansions home worth?
Get a no-obligation home value based on real comparable sales in River Mansions, 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 homes for sale in River Mansions on the map →
Should you buy in River Mansions?
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) |
| Under-contract shares | Georgia MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2024 (3 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 →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how River Mansions fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about River Mansions
Where is River Mansions?
River Mansions is a community in Berkeley Lake, Gwinnett County, Georgia, ZIP 30096.
Are there homes for sale in River Mansions right now?
Yes — 0 active and 1 pending listings as of the last feed refresh (twice daily). They are listed on this page.
Does River Mansions have an HOA or CDD?
No HOA is on record for River Mansions in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
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