The Cottages at the Tiffany
Homes for Sale in Warner Robins, GA
All 51 homes for sale in Warner Robins, GA · median $250,000 · 64 homes for sale in 31088
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Melissa Villanueva Posilero · via Georgia MLS
Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $435,000, $166 per square foot, a median 18 days on market, sellers accepting 97% of original asking. Homes listed or recently sold were built 2020–2021. At the median price and Houston County's 2025 rate of 20.17 mills, annual property tax runs about $3,510.
Part of the the Tiffany master-planned community in Warner Robins, GA — see all the Tiffany homes for sale (0 listings across 2 villages and sections in the MLS).
| Location | Warner Robins, Houston County, GA · ZIP 31088 |
|---|---|
| Amenities listed by sellers | None, Security System |
| Sale prices, last 12 months | $435,000 median across 3 closed sales · $166 per sq ft |
| Days on market (closed sales) | 18 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, “The Cottages at the Tiffany key facts,” movewithmomentum.com/neighborhoods/the-cottages-at-the-tiffany, data as of September 20, 2026.
Pricing at The Cottages at the Tiffany is currently anchored by a median of $435,000, working out to roughly $166 per square foot. With only a handful of closings in the current window, that median should be read as a directional signal rather than a precise market line — a single larger or more updated sale can move it noticeably.
The standout number here is speed: a median of 18 days on market. That is a tight window, and it tells a seller that correctly priced, presentable homes are not sitting. For a buyer, it means decisions need to happen quickly once a listing looks right, with financing and inspection logistics lined up in advance rather than worked out after the fact.
Nearby homes for sale
No active listings inside The Cottages at the Tiffany 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
The Cottages at the Tiffany market snapshot (as of September 20, 2026): the median sale price is about $435K ($166 per sq ft over the trailing 12 months of closed sales), and a median 18 days on market for closed sales.
In ZIP 31088 (Warner Robins), 250 homes closed in the last 12 months at a median of $275K ($130/sq ft), up 2.8% year over year, with a median 45 days on market. Right now 32 active and 11 pending listings put supply at about 4.4 months — a healthy market. See the live ZIP 31088 housing market.
Georgia MLS sales records identify 5 homes in The Cottages at the Tiffany that have changed hands since 2024, built between 2020 and 2021 (median 2021), with a median living area of about 2,592 sq ft and a typical 5-bedroom, 3-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.
The Cottages at the Tiffany is a small-footprint community in Warner Robins, Houston County, where recent activity has been limited but decisive — homes that come to market are moving in under three weeks.
The setting & the homes.
Aerial and on-site photos of The Cottages at the Tiffany. Swipe to explore the community.
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The Cottages at the Tiffany
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The Cottages at the Tiffany
The Cottages at the TiffanyPhotos from Georgia MLS listings in The Cottages at the Tiffany; content deemed reliable but not guaranteed.
Who The Cottages at the Tiffany is best for.
Best for
- Buying a home where price is driven mainly by the structure and lot rather than shared community features.
- Moving quickly once the right listing appears, given a recent median of 18 days on market.
- Comfortable evaluating a small, thinly-traded market where the median price and per-square-foot figures may shift as new sales close.
Probably not for
- Needing amenity-driven infrastructure like a clubhouse, pool, or maintained common areas as part of the decision.
- Wanting a large pool of comparable recent sales to benchmark pricing with confidence.
- Preferring a slower search timeline without pressure to act inside a short listing window.
The Cottages at the Tiffany 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 The Cottages at the Tiffany buying strategy.
If we were buying in The Cottages at the Tiffany 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 The Cottages at the Tiffany.
A thin but fast-moving market
Three closings is not enough data to draw firm conclusions about value trends, but it is enough to establish a pattern worth watching: pricing near $166 per square foot and a median sale price of $435,000. Buyers evaluating a listing here should treat the per-square-foot figure as a useful cross-check against condition and finish level rather than a hard ceiling or floor, since a thin sample can be skewed by even one home with an unusual layout or renovation status.
No community amenities are identified from current MLS listings, so any evaluation should center on the home itself — lot, layout, age of systems, and finish quality — rather than on shared community features. That also means comparisons to nearby communities with clubhouses, pools, or maintained common areas should be made carefully, since this community's value proposition currently rests on the housing product, not shared infrastructure.
The location and the amenities are priced into every listing in The Cottages at the Tiffany. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with only a few closings to reference, pricing a home well or making a competitive offer takes more than pulling a median off a report. We track the underlying sales one by one — condition, timing, and terms — so sellers price accurately and buyers know what they are actually competing against before they write an offer.
The Cottages at the Tiffany 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 The Cottages at the Tiffany 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 The Cottages at the Tiffany sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Cottages at the Tiffany, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your The Cottages at the Tiffany home worth?
Get a no-obligation home value based on real comparable sales in The Cottages at the Tiffany, 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 Warner Robins →
Frequently Asked Questions
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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 21, 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 (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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