Village at White Bluff
Homes for Sale in Suwanee, GA
All 142 homes for sale in Suwanee, GA · median $627,500 · 220 homes for sale in 30024
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Matthew E Hermes, Keller Williams Realty Atl. Partners · via Georgia MLS
Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $256,750, $174 per square foot, a median 11 days on market, sellers accepting 92% of original asking. Homes listed or recently sold were built 2002–2002. At the median price and Gwinnett County's 2025 rate of 27.1 mills, annual property tax runs about $2,780.
| Location | Suwanee, Gwinnett County, GA · ZIP 30024 |
|---|---|
| Amenities listed by sellers | None, Carbon Monoxide Detector(s) |
| Sale prices, last 12 months | $256,750 median across 4 closed sales · $174 per sq ft |
| Days on market (closed sales) | 11 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, “Village at White Bluff key facts,” movewithmomentum.com/neighborhoods/village-at-white-bluff, data as of September 20, 2026.
Village at White Bluff is trading in the mid-$250s on a median price basis, with price per square foot just over $174. That combination points to a community of smaller or more modestly finished homes rather than a luxury tier, and it's a useful anchor for anyone comparing this pocket of Suwanee against pricier product nearby in Gwinnett County.
With a median of just 11 days on market, listings here are not sitting. That's a seller's-market signal on pricing discipline: homes priced in line with recent activity are moving quickly, and buyers who hesitate on a well-priced listing risk losing it. The transaction count behind this snapshot is small, so treat the numbers as directional rather than a deep statistical base, and lean on a current comparable pull before setting an offer or list price.
Nearby homes for sale
No active listings inside Village at White Bluff 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
Village at White Bluff market snapshot (as of September 20, 2026): the median sale price is about $257K ($174 per sq ft over the trailing 12 months of closed sales), and a median 11 days on market for closed sales.
In ZIP 30024 (Suwanee), 567 homes closed in the last 12 months at a median of $595K ($206/sq ft), down 1.1% year over year, with a median 25 days on market. Right now 127 active and 29 pending listings put supply at about 4.0 months — a balanced market. See the live ZIP 30024 housing market.
Georgia MLS sales records identify 5 homes in Village at White Bluff that have changed hands since 2025, built between 2002 and 2002 (median 2002), with a median living area of about 1,520 sq ft and a typical 2-bedroom, 2.5-bath layout; 100% are townhomes. 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.
Village at White Bluff is a Suwanee community in Gwinnett County where recent MLS activity shows quick turnover and pricing well below the county's higher-end new-construction corridors, making it worth a look for buyers focused on value per square foot rather than amenity packages.
The setting & the homes.
Aerial and on-site photos of Village at White Bluff. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Village at White Bluff
Village at White Bluff
Village at White Bluff
Village at White Bluff
Village at White BluffPhotos from Georgia MLS listings in Village at White Bluff; content deemed reliable but not guaranteed.
Who Village at White Bluff is best for.
Best for
- Targeting a lower price-per-square-foot entry point in Gwinnett County over amenity-rich alternatives.
- Moving quickly on a purchase, given the market's current 11-day median time on market.
- Comfortable evaluating a home on its own condition and lot rather than on community-wide upgrades.
Probably not for
- Requiring a confirmed clubhouse, pool, or other community amenity as part of the purchase decision.
- Needing a large pool of recent comparable sales before feeling confident on price.
- Looking for a higher price-per-square-foot, newer-construction product elsewhere in the county.
Housing distress & ownership in Village at White Bluff, Suwanee
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.
Village at White Bluff 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 Village at White Bluff buying strategy.
If we were buying in Village at White Bluff 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 Village at White Bluff.
What the numbers are actually saying
The median price of $256,750 and price per square foot of $174.01 suggest this is an entry-level-to-midrange price point relative to broader Gwinnett County activity. Condition and lot specifics will move value more than any community-wide premium, so a buyer's inspection and a seller's pre-list punch list matter more here than they would in a newer, more uniform development.
Current MLS records show no confirmed community amenities tied to Village at White Bluff. That does not necessarily mean there is nothing on-site, but it does mean buyers should verify any amenity claims directly rather than assume a clubhouse, pool, or HOA-maintained common area is part of the deal. With only a handful of closings feeding this snapshot, both buyers and sellers should ask their agent to pull the latest live comparables before finalizing a number.
The location and the amenities are priced into every listing in Village at White Bluff. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with a thin transaction history and no verified amenity data, the pricing work has to be done manually rather than pulled from a template. Momentum agents cross-check current Gwinnett County comparables, verify what's actually included in any HOA or community structure at Village at White Bluff, and price to the 11-day pace this market is currently showing rather than to stale averages.
Village at White Bluff 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 Village at White Bluff 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 Village at White Bluff sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Village at White Bluff, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Village at White Bluff home worth?
Get a no-obligation home value based on real comparable sales in Village at White Bluff, 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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Frequently Asked Questions
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Should you buy in Village at White Bluff?
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 2025 (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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Nearby Communities
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