The Overlook at Factory Shoals
Homes for Sale in Mableton, GA
All 76 homes for sale in Mableton, GA · median $387,500 · 167 homes for sale in 30126
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Ritha McMeans, KFH Realty, LLC · via Georgia MLS
As of September 2026, The Overlook at Factory Shoals in Mableton, GA has 3 homes for sale. Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $501,495, a median 110 days on market, sellers accepting 100% of original asking (+3% versus the prior year). Homes listed or recently sold were built 2025–2026 with 8 new construction. At the median price and Cobb County's 2025 rate of 27.16 mills, annual property tax runs about $5,450.
| Location | Mableton, Cobb County, GA · ZIP 30126 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Walk To Schools, Carbon Monoxide Detector(s), Near Shopping, None |
| Sale prices, last 12 months | $501,495 median across 4 closed sales · +2.9% vs the prior 12 months |
| Days on market (closed sales) | 110 median |
| For sale right now | 3 active, 1 pending · median asking $497,474 · 9.0 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, “The Overlook at Factory Shoals key facts,” movewithmomentum.com/neighborhoods/the-overlook-at-factory-shoals, data as of September 20, 2026.
Homes For Sale Right Now in The Overlook at Factory Shoals
Live MLS inventory for The Overlook at Factory Shoals. 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 · 96 daysTop listing
Active · 98 days
Active · 114 days
Pending · 228 daysActive and pending The Overlook at Factory Shoals listings as of 2026-09-26, 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 The Overlook At Factory Shoals Right Now (4)
All 4 active and pending The Overlook At Factory Shoals listings with a detail page, newest first, refreshed twice a day from the MLS.
- 361 Waterbluff Drive · $499,990 · 4 bd / 2.5 ba · listed Jul 1, 2026 · listed by KFH Realty, LLC
- 360 Waterbluff Drive · $479,990 · 4 bd / 2.5 ba · listed Jun 29, 2026 · listed by KFH Realty, LLC
- 364 Waterbluff Drive · $449,900 · 4 bd / 2.5 ba · listed Jun 27, 2026 · listed by KFH Realty, LLC
- 373 Waterbluff Drive · $484,990 · 4 bd / 2.5 ba · pending · listed Jun 27, 2026 · listed by KFH Realty, LLC
With only four closings in the current window, The Overlook at Factory Shoals is a thin-data market — the median price of $501,495 tells you where recent deals landed, not where the next one will. Treat this figure as a directional marker rather than a firm benchmark until more transactions print.
A median days-on-market of just over 110 signals homes here are sitting well past a fast-moving pace. That points to a market where pricing discipline and condition matter more than urgency — sellers should expect a longer runway, and buyers gain room to negotiate on terms rather than compete on speed.
The Overlook at Factory Shoals right now
🟢 Buyer-leaning market. 9.0 months of supply and 25% of the inventory already under contract give buyers above-average negotiating leverage.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 (4 active and pending listings, 4 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($501K) is up 2.9% from the prior 12 months ($488K). With about 4 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Georgia MLS closed sales, 12-month windows ending September 20. Confidence: Low (4 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 27, 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
The Overlook at Factory Shoals market snapshot (as of September 20, 2026): the median sale price is about $501K, a median 111 days on market for closed sales, and 9.0 months of supply, a buyer-leaning market. The trailing-12-month median is up 3% from the prior 12 months, computed from record-level Georgia MLS closed sales (4 closings in the current window).
In ZIP 30126 (Mableton), 349 homes closed in the last 12 months at a median of $408K ($187/sq ft), down 4.4% year over year, with a median 36 days on market. Right now 79 active and 24 pending listings put supply at about 4.1 months — a balanced market. See the live ZIP 30126 housing market.
Georgia MLS sales records identify 11 homes in The Overlook at Factory Shoals that have changed hands since 2025, built between 2025 and 2026 (median 2025) and a typical 4-bedroom, 2.5-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 Overlook at Factory Shoals is a Mableton community in Cobb County where limited recent activity and extended time on market make each sale worth reading carefully rather than treating as a market average.
The setting & the homes.
Aerial and on-site photos of The Overlook at Factory Shoals. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
The Overlook at Factory ShoalsThe Overlook at Factory ShoalsThe Overlook at Factory ShoalsThe Overlook at Factory ShoalsThe Overlook at Factory Shoals
The Overlook at Factory Shoals
The Overlook at Factory Shoals
The Overlook at Factory ShoalsPhotos from Georgia MLS listings in The Overlook at Factory Shoals; content deemed reliable but not guaranteed.
Who The Overlook at Factory Shoals is best for.
Best for
- Negotiating on price or terms rather than competing against multiple offers.
- Evaluating a home on its individual condition and lot rather than shared community amenities, since none are identified here.
- Working with a longer purchase or listing timeline that can absorb a 100-plus day market.
Probably not for
- Needing a fast closing in a high-activity, high-comparable market.
- Relying on community amenities as part of the value proposition.
- Wanting a large pool of recent sales data to benchmark price before making a decision.
Schools
- Cobb County School System
- Verify the zoned schools by address
- Magnet and choice options may be available
- Bryant · Elementary
- Lindley · Middle
- Pebblebrook · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent The Overlook at Factory Shoals listings and can change; always confirm with the Cobb County School System for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any The Overlook at Factory Shoals address.
Shop the zone: Homes zoned for Lindley Middle School · Homes zoned for Pebblebrook High School
The The Overlook at Factory Shoals buying strategy.
If we were buying in The Overlook at Factory Shoals 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Overlook at Factory Shoals.
A market defined by low volume
Four closings is not enough transaction history to draw firm conclusions about pricing trends or buyer demand in this community. The median price of $501,495 reflects the specific homes that sold in this window — their condition, size, and lot could easily skew that number in either direction next quarter.
The median 110.5 days on market is the more telling figure. That length of time suggests homes here are not moving on list price alone; they are waiting for the right buyer or the right price adjustment. No community amenities were identified from current MLS listings, so any comparison to nearby subdivisions should focus on the home itself and its lot rather than shared features.
The location and the amenities are priced into every listing in The Overlook at Factory Shoals. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in The Overlook at Factory Shoals buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (5.9). Basis: Recent Direction +2.9% year-over-year; Liquidity & Demand 9.0 months of supply; Pricing Power 100.1% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a low-volume market like this one, pricing a listing or evaluating an offer requires pulling every comparable sale available, not just relying on a single median. We track the closings as they happen and help you read what a 110-day market means for your specific timeline, whether you are listing and need a realistic pricing strategy or buying and want leverage on days-on-market data.
The Overlook at Factory Shoals 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 Overlook at Factory Shoals 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 Overlook at Factory Shoals sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Overlook at Factory Shoals, 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 Overlook at Factory Shoals home worth?
Get a no-obligation home value based on real comparable sales in The Overlook at Factory Shoals, 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 Mableton →
20% of homes for sale in ZIP 30126 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 The Overlook at Factory Shoals?
How long do homes in The Overlook at Factory Shoals take to sell?
Is The Overlook at Factory Shoals a buyer's or seller's market right now?
Who is the best real estate agent for The Overlook at Factory Shoals?
How do I find a top Mableton real estate agent who knows The Overlook at Factory Shoals?
Can Momentum Realty connect me with an agent for The Overlook at Factory Shoals?
Where is The Overlook at Factory Shoals, and what county is it in?
Should you buy in The Overlook at Factory Shoals?
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 26, 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 (7 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 The Overlook at Factory Shoals fits the bigger picture — live prices, inventory, and Momentum Scores: