Sugar Bush
Homes for Sale in Carrollton, GA
All 99 homes for sale in Carrollton, GA · median $379,900 · 107 homes for sale in 30116
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Valerie M Lowery, Redfin Corporation · via Georgia MLS
As of October 2026, the MLS records 12 closed sales in Sugar Bush in Carrollton, GA since 2023, the most recent in August 2026. Across Carrollton as a whole, 130 homes closed in the last 12 months at a median of $349,800, 40 median days on market, with 37 homes for sale today. At that median and Carroll County's 2025 rate of 22.37 mills, annual property tax runs about $3,130.
Sugar Bush's pricing picture right now is thin by design, not by weakness: the current snapshot is built from three closings, so the $290,000 median and roughly $180 per square foot reading should be treated as a directional signal rather than a settled market rate. With that few data points, one renovated kitchen or one deferred-maintenance sale can swing the number meaningfully.
Time on market running just over 40 days suggests homes here are not moving on impulse. Buyers are taking a real look before committing, and sellers should price to the condition and finish level of their specific home rather than anchoring to the median, since that median is doing a lot of work with very little supporting data.
Nearby homes for sale
No active listings inside Sugar BushHomes for Sale in Carrollton, 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
Sugar Bush is a Carrollton community in Carroll County where recent MLS activity has been light, giving buyers and sellers a market read built on a small number of closings rather than a deep, seasoned sales history.
Georgia MLS sales records identify 12 homes in Sugar Bush that have changed hands since 2023, built between 1976 and 1985 (median 1978), with a median living area of about 1,659 sq ft and a typical 4-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.
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 Sugar Bush. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Sugar Bush
Sugar Bush
Sugar BushPhotos from Georgia MLS listings in Sugar Bush; content deemed reliable but not guaranteed.
Who Sugar Bush is best for.
Best for
- Buying a home to evaluate primarily on its own merits rather than leaning on a large local comp set.
- Willing to verify amenities, HOA terms, and community features directly rather than assuming they match nearby subdivisions.
- Comfortable in a market with less bidding competition, where a fair-priced offer has room to be considered.
Probably not for
- Needing a long, well-established sales record to feel confident in a valuation.
- Expecting a documented amenity package as part of the purchase decision.
- Looking to move quickly in a fast-turnover market rather than the more measured pace of just over 40 days on market.
The market around Sugar Bush
Sugar Bush is too small for its own price trend, so here is the market around it.
In ZIP 30116, 122 homes are on the market and 17% are under contract — a slower corner of Carrollton.
Across Carroll County, 499 homes are active and 136 pending (21% under contract).
In ZIP 30116 (Carrollton), 94 homes closed in the last 12 months at a median of $350K ($185/sq ft), down 5.1% year over year, with a median 45 days on market. Right now 13 active and 2 pending listings put supply at about 5.5 months — a balanced market. See the live ZIP 30116 housing market.
ZIP and county figures describe the wider market, not Sugar Bush specifically. Momentum Research analysis of MLS records.
The Sugar Bush buying strategy.
If we were buying in Sugar Bush 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 Sugar Bush.
A market still writing its track record
Three recorded closings is not enough to draw firm conclusions about where Sugar Bush's values consistently land, but it is enough to say the per-square-foot figure, near $180, and the median price, $290,000, are moving together in a way that points to a fairly narrow, condition-sensitive market rather than one with wide swings between entry-level and top-of-the-line product.
No community amenities are documented in the current MLS listings for Sugar Bush. That does not mean none exist, only that buyers evaluating this community should confirm any shared features, HOA structure, or association details directly rather than assuming based on comparable subdivisions in the area.
The location and the amenities are priced into every listing in Sugar Bush. 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 fair offer and an overpay comes down to knowing which of the recent closings are truly comparable and which are outliers. We pull the underlying listing detail behind the median, not just the headline number, so you are pricing or bidding against the actual homes that sold, not a statistic built on too small a sample to trust on its own.
Sugar Bush 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 Sugar Bush 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 Sugar Bush sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sugar Bush, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sugar Bush home worth?
Get a no-obligation home value based on real comparable sales in Sugar Bush, 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 Carrollton →
Should you buy in Sugar Bush?
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: October 1, 2026) |
| Under-contract shares | Georgia MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2023 (12 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 Sugar Bush fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Sugar Bush
Where is Sugar Bush?
Sugar Bush is a community in Carrollton, Carroll County, Georgia, ZIP 30116.
Are there homes for sale in Sugar Bush right now?
No active listings inside Sugar Bush at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Sugar Bush have an HOA or CDD?
No HOA is on record for Sugar Bush 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.
Nearby Communities
Explore more neighborhoods near Sugar Bush with Momentum Realty’s local guides.