Venetian Hills
Homes for Sale in Atlanta, GA
True comps, carrying-cost math, and listings before the portals.
Photo via Georgia MLS
Venetian Hills is pricing around $302,500 right now, with a median of $154.75 per square foot. That per-foot number is the piece worth sitting with — it tells you this is a market where condition and finish level drive the spread more than square footage or lot size alone. Two homes of similar size can land in very different places depending on what's been updated.
At a median 38 days on market, this is not a snap-it-up environment, but it is not sluggish either. Sellers who price to the condition of the home and the block tend to move in that window; sellers who reach past it sit longer while buyers wait them out. For buyers, that pace leaves room to actually see a property twice and get an inspection scheduled without losing it to a same-day offer war.
The 60-Second Overview
Venetian Hills market snapshot (as of September 1, 2026): the median sale price is about $302K ($155 per sq ft over the trailing 12 months of closed sales), and a median 38 days on market for closed sales.
Venetian Hills sits in Fulton County within the city of Atlanta, with pricing and pace that reflect a resale market rather than new construction — value here is driven by what each home has had done to it, not a shared amenity package or a builder price sheet.
The setting & the homes.
Aerial and on-site photos of Venetian Hills. Swipe to explore the community.
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Venetian HillsPhotos from Georgia MLS listings in Venetian Hills; content deemed reliable but not guaranteed.
Who Venetian Hills is best for.
Best for
- Buying a home where the price reflects the property itself rather than a bundled amenity fee.
- Comparing listings closely on a per-square-foot basis before making an offer.
- Working with a timeline that allows roughly a month for due diligence rather than needing an instant close.
Probably not for
- Wanting a managed clubhouse, pool, or HOA recreation program as part of the purchase.
- Needing a fixed, narrow price band — the per-foot spread here rewards case-by-case comparison, not a single price point.
- Expecting a fast, sub-two-week close in every case; the current median sits closer to five weeks.
Homes For Sale Right Now in Venetian Hills
Live MLS inventory for Venetian Hills. 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 · 47 daysTop listingActive · 49 days
Active · 85 daysActive · 22 daysActive · 16 days
Active · 266 days
Active · 164 daysActive · 64 daysActive · 14 days
Active · 126 daysActive · 19 daysActive · 48 daysActive and pending Venetian Hills listings as of 2026-09-02, 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.
Schools
- Fulton County School System
- Verify the zoned schools by address
- Magnet and choice options may be available
- Finch · Elementary
- Sylvan Hills · Middle
- Carver · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Venetian Hills listings and can change; always confirm with the Fulton County School System for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Venetian Hills address.
The Venetian Hills buying strategy.
If we were buying in Venetian Hills 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 Venetian Hills.
What the numbers are actually saying
There is no community amenity package identified in current MLS listings for Venetian Hills — no clubhouse, pool, or HOA-run recreation to underwrite part of the price. That's a meaningful data point for both sides of a deal: sellers aren't competing on shared perks, and buyers aren't paying into one. The value proposition rests on the house and the lot, full stop.
The $154.75 per-square-foot median is the number to anchor a comp analysis to, more than the median sale price itself. A home priced well below that figure on a per-foot basis is worth a hard look at condition and recent work; one priced well above it needs a clear reason — a renovation, a lot feature, something tangible. At 38 days median on market, there's enough time in a typical listing cycle to do that homework before making a decision.
The location and the amenities are priced into every listing in Venetian Hills. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market without a shared amenity story to lean on, pricing a home — or evaluating one — comes down to reading comparable sales and condition correctly. We pull the actual per-square-foot data for Venetian Hills, not a broader Atlanta average, and use it to pressure-test a listing price or an offer before either side commits.
Venetian Hills 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 Venetian Hills 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 Venetian Hills sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Venetian Hills, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Venetian Hills home worth?
Get a no-obligation home value based on real comparable sales in Venetian Hills, 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 homes for sale in Venetian Hills on the map →
Frequently Asked Questions
What is the median home price in Venetian Hills?
How long do homes in Venetian Hills take to sell?
Who is the best real estate agent for Venetian Hills?
How do I find a top Atlanta real estate agent who knows Venetian Hills?
Can Momentum Realty connect me with an agent for Venetian Hills?
Should you buy in Venetian Hills?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Georgia MLS closed sales, 12-month windows ending September 1, 2026 |
| Historical depth | Closed-sale records back to 2025 (30 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 sells for 1.25% above the Georgia MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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