The Reserve at Red Oaks
Homes for Sale in Carrollton, GA
All 114 homes for sale in Carrollton, GA · median $391,175 · 101 homes for sale in 30116
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Melanie Mitchell · via Georgia MLS
As of September 2026, The Reserve at Red Oaks in Carrollton, GA has 2 homes for sale. Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $739,900, $214 per square foot, a median 12 days on market, sellers accepting 100% of original asking. Homes listed or recently sold were built 2024–2025 with 4 new construction. At the median price and Carroll County's 2025 rate of 22.37 mills, annual property tax runs about $6,620.
| Location | Carrollton, Carroll County, GA · ZIP 30116 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Security System |
| Sale prices, last 12 months | $739,900 median across 3 closed sales · $214 per sq ft |
| Days on market (closed sales) | 12 median |
| For sale right now | 2 active, 0 pending · median asking $697,400 · 6.0 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 Reserve at Red Oaks key facts,” movewithmomentum.com/neighborhoods/the-reserve-at-red-oaks, data as of September 20, 2026.
With only three closings in the current window, The Reserve at Red Oaks is trading on a thin data set, so treat the $739,900 median as directional rather than a hard ceiling or floor. What we can say with confidence is that homes here are moving fast — a median of 12 days on market signals that priced-right listings are getting snapped up before much negotiation happens.
The $214.45 per-square-foot median puts this in a higher price band relative to typical Carroll County activity, which tells us the homes themselves — size, finish level, lot — are doing the work, not a branded amenity package. Sellers should lean on condition and pricing discipline; buyers should expect to move quickly once they find the right fit, since the small inventory pool means there is not a deep bench of comparable listings to fall back on.
The Reserve at Red Oaks right now
🟡 Balanced market. 6.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.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: Low (2 active and pending listings, 3 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
The Reserve at Red Oaks market snapshot (as of September 20, 2026): the median sale price is about $740K ($214 per sq ft over the trailing 12 months of closed sales), a median 12 days on market for closed sales, and 6.0 months of supply, a balanced market.
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.
Georgia MLS sales records identify 7 homes in The Reserve at Red Oaks that have changed hands since 2024, built between 2024 and 2025 (median 2024), with a median living area of about 3,427 sq ft and a typical 5-bedroom, 4-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 Reserve at Red Oaks is a lower-volume pocket of the Carrollton market where recent activity has been limited to a handful of transactions, so pricing here reflects individual home characteristics more than a broad community trend.
The setting & the homes.
Aerial and on-site photos of The Reserve at Red Oaks. Swipe to explore the community.
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The Reserve at Red OaksPhotos from Georgia MLS listings in The Reserve at Red Oaks; content deemed reliable but not guaranteed.
Who The Reserve at Red Oaks is best for.
Best for
- Buying a home valued primarily on its own size and finish rather than community perks.
- Moving decisively once a well-priced listing appears, given the typical two-week close pace.
- Comfortable making a decision with a smaller comparable-sales pool to reference.
Probably not for
- Needing documented community amenities like a pool, clubhouse, or gated access.
- Wanting a large inventory of active listings to compare before deciding.
- Relying on a long historical price trend rather than a handful of recent sales.
Housing distress & ownership in The Reserve at Red Oaks, Carrollton
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed. Deemed reliable but not guaranteed.
Homes For Sale Right Now in The Reserve at Red Oaks
Live MLS inventory for The Reserve at Red Oaks. 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 The Reserve at Red Oaks listings as of 2026-09-22, 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 Reserve At Red Oaks Right Now (2)
All 2 active and pending The Reserve At Red Oaks listings with a detail page, newest first, refreshed twice a day from the MLS.
- 103 Red Oak Lane · $749,900 · 5 bd / 4 ba · listed Jun 23, 2026 · listed by Metro West Realty Group LLC
- 102 Red Oak Lane · $644,900 · 4 bd / 3.5 ba · listed Jun 23, 2026 · listed by Metro West Realty Group LLC
The Reserve at Red Oaks 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
- Carroll County School System
- Verify the zoned schools by address
- Magnet and choice options may be available
- Whitesburg · Elementary
- Central · Middle
- Central · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent The Reserve at Red Oaks listings and can change; always confirm with the Carroll County School System for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any The Reserve at Red Oaks address.
Shop the zone: Homes zoned for Central High School · Homes zoned for Central High School
The The Reserve at Red Oaks buying strategy.
If we were buying in The Reserve at Red Oaks 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 Reserve at Red Oaks.
A Small Sample, A Clear Signal
Three closings is not enough to build a statistical trend line, but it is enough to see a pattern: homes are priced above the county's typical per-square-foot range and are still closing in under two weeks. That combination usually means the properties coming to market are well-prepared and well-priced from the start, rather than sitting and getting chased down in price.
No specific community amenities are identified in the current MLS data, which means whatever is drawing buyers here is coming from the homes and the location itself — not a clubhouse, pool, or gate. Buyers should verify any amenity claims directly rather than assuming a package exists, and sellers should focus their marketing on the property's own features rather than community perks that may not be documented.
The location and the amenities are priced into every listing in The Reserve at Red Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this little transaction volume, pricing a home correctly requires more than pulling a standard comp sheet — it means understanding which of the few recent sales are truly comparable and which are outliers. We track this kind of thin-data market closely so sellers do not underprice a strong home and buyers do not overpay in a fast-moving, low-inventory pocket.
The Reserve at Red Oaks 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 Reserve at Red Oaks 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 Reserve at Red Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Reserve at Red Oaks, 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 Reserve at Red Oaks home worth?
Get a no-obligation home value based on real comparable sales in The Reserve at Red Oaks, 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 →
17% of homes for sale in ZIP 30116 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 (2026-09-21).
Frequently Asked Questions
What is the median home price in The Reserve at Red Oaks?
How long do homes in The Reserve at Red Oaks take to sell?
Is The Reserve at Red Oaks a buyer's or seller's market right now?
Who is the best real estate agent for The Reserve at Red Oaks?
How do I find a top Carrollton real estate agent who knows The Reserve at Red Oaks?
Can Momentum Realty connect me with an agent for The Reserve at Red Oaks?
Where is The Reserve at Red Oaks, and what county is it in?
Should you buy in The Reserve at Red Oaks?
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 22, 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 (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.
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