Simpson Mill
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 Amber Cryer, Amber Cryer Realty Group · via Georgia MLS
As of September 2026, Simpson Mill in Duluth, GA has 1 home for sale. Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $328,500, $237 per square foot, a median 20 days on market, sellers accepting 91% of original asking. Homes listed or recently sold were built 1985–2003. At the median price and Gwinnett County's 2025 rate of 27.1 mills, annual property tax runs about $3,560.
| Location | Duluth, Gwinnett County, GA · ZIP 30096 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Lake, None, Playground, Pool, Carbon Monoxide Detector(s), Clubhouse |
| Sale prices, last 12 months | $328,500 median across 4 closed sales · $237 per sq ft |
| Days on market (closed sales) | 20 median |
| For sale right now | 1 active, 1 pending · median asking $389,000 · 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, “Simpson Mill key facts,” movewithmomentum.com/neighborhoods/simpson-mill, data as of September 20, 2026.
Last 30 days in Simpson Mill: 2 closed sales (median $334,450). As of September 22, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Simpson Mill's numbers this cycle are built on a thin stack of closings, just 4 in the window, so treat the $328,500 median as a directional read rather than a settled price point. At a median of $236.51 per square foot, pricing here still comes down heavily to individual home condition and size rather than any shared amenity package pulling value along with it.
A median 20 days on market points to a market that clears reasonably fast for well-priced, well-presented listings. With so few data points feeding the current snapshot, sellers should lean on a specific comp review of recent Simpson Mill activity before setting a list price, and buyers should expect to negotiate off the merits of the individual house, not the neighborhood as a package.
Simpson Mill right now
🔴 Seller-leaning market. 1.7 months of supply and 50% of the inventory already under contract give sellers the pressure advantage.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 (2 active and pending listings, 4 closed sales in 12 months).
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
Simpson Mill market snapshot (as of September 20, 2026): the median sale price is about $328K ($237 per sq ft over the trailing 12 months of closed sales), a median 20 days on market for closed sales, and 1.7 months of supply, a seller-leaning market.
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 5 homes in Simpson Mill that have changed hands since 2025, built between 1985 and 1988 (median 1986), with a median living area of about 1,518 sq ft and a typical 3-bedroom, 2-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.
Simpson Mill sits in Duluth within Gwinnett County, an established part of the metro Atlanta suburban footprint, with current MLS data showing no distinct community amenities to factor into value.
The setting & the homes.
Aerial and on-site photos of Simpson Mill. Swipe to explore the community.
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Simpson MillPhotos from Georgia MLS listings in Simpson Mill; content deemed reliable but not guaranteed.
Who Simpson Mill is best for.
Best for
- Buying a home in Duluth within Gwinnett County and prioritizing the property over any shared amenity package.
- Comfortable pricing decisions off per-square-foot data ($236.51 median) rather than a large set of comparable closings.
- Moving with some pace, given a median 20 days on market for the current listings.
Probably not for
- Requiring an established amenity package like a pool, clubhouse, or trails as part of the purchase.
- Wanting a deep, stable comp set to validate pricing, given only 4 closings feed the current snapshot.
- Needing certainty on a price ceiling or floor beyond the single median figure currently available.
Homes For Sale Right Now in Simpson Mill
Live MLS inventory for Simpson Mill. 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 Simpson Mill listings as of 2026-09-23, 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.
Simpson Mill 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
- Gwinnett County School System
- Verify the zoned schools by address
- Magnet and choice options may be available
- Luella · Elementary
- Luella · Middle
- Luella · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Simpson Mill 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 Simpson Mill address.
Shop the zone: Homes zoned for Luella High School
The Simpson Mill buying strategy.
If we were buying in Simpson Mill 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 Simpson Mill.
Pricing on the home, not the package
With no community amenities identified in current listings, Simpson Mill's value proposition is the home itself and its location in Duluth, not a clubhouse, pool, or gate fee baked into the price. That makes the per-square-foot figure of $236.51 a more useful anchor than the median price alone, since it strips out some of the size variation between listings.
The small closings sample, only 4 transactions in this window, means the median price and median days on market can shift meaningfully with the next handful of sales. Anyone pricing a listing or structuring an offer here should pull the most current comparable sales directly rather than relying on a single snapshot in isolation.
The location and the amenities are priced into every listing in Simpson Mill. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thinly traded, the difference between a good outcome and a mediocre one comes down to disciplined comp analysis rather than neighborhood-wide assumptions. Momentum pulls current Gwinnett County MLS activity specific to Simpson Mill before advising on price, so sellers are not anchored to a stale median and buyers are not overpaying based on a small, noisy sample.
Simpson Mill 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 Simpson Mill 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 Simpson Mill sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Simpson Mill, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Simpson Mill home worth?
Get a no-obligation home value based on real comparable sales in Simpson Mill, 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 Duluth →
Recently off market in Simpson Mill
Homes in Simpson Mill 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.
- 1664 Bennett Drive · off market
25% of homes for sale in ZIP 30253 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 Simpson Mill?
How long do homes in Simpson Mill take to sell?
Is Simpson Mill a buyer's or seller's market right now?
Who is the best real estate agent for Simpson Mill?
How do I find a top Duluth real estate agent who knows Simpson Mill?
Can Momentum Realty connect me with an agent for Simpson Mill?
Where is Simpson Mill, and what county is it in?
Should you buy in Simpson Mill?
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 23, 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 2025 (5 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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See how Simpson Mill fits the bigger picture — live prices, inventory, and Momentum Scores:
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