The Courtyards by the Manor
Homes for Sale in Alpharetta, GA
All 234 homes for sale in Alpharetta, GA · median $799,450 · 112 homes for sale in 30004
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Ryan T Plowman · via Georgia MLS
As of September 2026, the MLS records 2 closed sales in The Courtyards by the Manor in Alpharetta, GA since 2025, the most recent in June 2026. Across Alpharetta as a whole, 718 homes closed in the last 12 months at a median of $705,000, 34 median days on market, with 229 homes for sale today. At that median and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $6,040.
There is not enough active listing data in the current feed for The Courtyards by the Manor to pin down a pricing pattern with any confidence. That is itself useful information: a thin resale count in a given window generally means turnover here is infrequent, and pricing has to be built home-by-home rather than borrowed from a community-wide trend line.
For now, our posture is to treat this as a name-your-comps market. We would price or offer off nearby closed sales and condition, not off an assumed community premium, and we would revisit that approach as soon as new listings give the feed something to measure against.
The 60-Second Overview
The Courtyards by the Manor sits in Alpharetta within Forsyth County, an area known for its mix of established and newer subdivisions rather than a single defining style. Current MLS data does not list specific community amenities, so any shared features should be confirmed directly rather than assumed.
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 The Courtyards by the Manor. Swipe to explore the community.
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The Courtyards by the Manor
The Courtyards by the Manor
The Courtyards by the ManorPhotos from Georgia MLS listings in The Courtyards by the Manor; content deemed reliable but not guaranteed.
Who The Courtyards by the Manor is best for.
Best for
- Targeting a specific home in Alpharetta or Forsyth County regardless of broader community data availability.
- Comfortable doing extra diligence, including a direct HOA and amenity check, before writing an offer.
- Looking to buy in Forsyth County where thin resale activity is acceptable in exchange for other location priorities.
Probably not for
- Needing a verified, published amenity list before considering a community.
- Wanting a robust set of recent comparable sales to benchmark pricing before making a decision.
- Preferring communities with an established, easily documented resale pattern.
The market around The Courtyards by the Manor
The Courtyards by the Manor is too small for its own price trend, so here is the market around it.
In ZIP 30004, 244 homes are on the market and 16% are under contract — a slower corner of Alpharetta.
Across Forsyth County, 1,067 homes are active and 201 pending (16% under contract).
In ZIP 30004 (Alpharetta), 424 homes closed in the last 12 months at a median of $788K ($236/sq ft), up 1.0% year over year, with a median 29 days on market. Right now 99 active and 21 pending listings put supply at about 4.6 months — a balanced market. See the live ZIP 30004 housing market.
ZIP and county figures describe the wider market, not The Courtyards by the Manor specifically. Momentum Research analysis of MLS records.
The The Courtyards by the Manor buying strategy.
If we were buying in The Courtyards by the Manor 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 Courtyards by the Manor.
A Community the Data Hasn't Caught Up To Yet
The GAMLS feed we track for The Courtyards by the Manor does not currently surface listing volume, price history, or a documented amenity package. That is not unusual for smaller or lower-turnover communities, and it does not mean the community lacks structure or maintained common areas, only that the MLS record does not describe them as of this snapshot.
What this means practically: buyers and sellers here should lean on a direct walk of the community and a review of any HOA documentation rather than relying on our summary numbers, since there simply are not enough listings in the feed at this time to generate a reliable one.
The location and the amenities are priced into every listing in The Courtyards by the Manor. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community's MLS footprint is this light, the value we add shifts from data synthesis to direct legwork: pulling the closed comps that do exist in Forsyth County, verifying HOA and amenity details on the ground, and pricing or bidding against real recent activity instead of a thin or absent trend line.
The Courtyards by the Manor 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 Courtyards by the Manor 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 Courtyards by the Manor sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Courtyards by the Manor, 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 Courtyards by the Manor home worth?
Get a no-obligation home value based on real comparable sales in The Courtyards by the Manor, 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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Should you buy in The Courtyards by the Manor?
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) |
| Under-contract shares | Georgia MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2025 (2 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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Common questions about The Courtyards by the Manor
Where is The Courtyards by the Manor?
The Courtyards by the Manor is a community in Alpharetta, Forsyth County, Georgia, ZIP 30004.
Are there homes for sale in The Courtyards by the Manor right now?
No active listings inside The Courtyards by the Manor at the last feed refresh. In ZIP 30004, 244 homes are on the market and 16% are already under contract.
Does The Courtyards by the Manor have an HOA or CDD?
No HOA is on record for The Courtyards by the Manor 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.