Water Mill
Homes for Sale in Buford, GA
All 212 homes for sale in Buford, GA · median $472,350 · 252 homes for sale in 30519
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Chivaun Bartley Philpot, ERA Sunrise Realty · via Georgia MLS
As of September 2026, Water Mill in Buford, GA has 2 homes for sale. Over the 12 months ending 2026-09-20, 5 recorded sales closed at a median of $420,000, $135 per square foot, a median 75 days on market, sellers accepting 93% of original asking. Homes listed or recently sold were built 2008–2015. At the median price and Gwinnett County's 2025 rate of 27.1 mills, annual property tax runs about $4,550.
| Location | Buford, Gwinnett County, GA · ZIP 30519 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Pool, Tennis Court(s), Playground, Security System, Carbon Monoxide Detector(s), Clubhouse |
| Sale prices, last 12 months | $420,000 median across 5 closed sales · $135 per sq ft |
| Days on market (closed sales) | 75 median |
| For sale right now | 2 active, 0 pending · median asking $484,000 · 4.0 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, “Water Mill key facts,” movewithmomentum.com/neighborhoods/water-mill, data as of September 20, 2026.
Last 30 days in Water Mill: 1 new listing (median asking $499,000), 1 closed sale (median $406,000). As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Water Mill's pricing is set by a small, quiet resale market rather than a steady stream of comparable closings. With only four closings in the current window, the $440,000 median and $139.96 median price per square foot should be read as a snapshot, not a trend line — condition and finish level on any single home can swing the number more than they would in a higher-volume subdivision.
The median 67.5 days on market tells buyers this is not a bidding-war environment. Sellers should price to the home's actual condition and expect a longer runway to contract; buyers get more room to negotiate and more time to do diligence before committing.
Water Mill right now
🟡 Balanced market. 4.0 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: Medium (2 active and pending listings, 5 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 22, 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
Water Mill market snapshot (as of September 20, 2026): the median sale price is about $420K ($135 per sq ft over the trailing 12 months of closed sales), a median 75 days on market for closed sales, and 4.0 months of supply, a balanced market.
In ZIP 30519 (Buford), 448 homes closed in the last 12 months at a median of $510K ($174/sq ft), down 2.0% year over year, with a median 40 days on market. Right now 152 active and 27 pending listings put supply at about 5.0 months — a balanced market. See the live ZIP 30519 housing market.
Georgia MLS sales records identify 13 homes in Water Mill that have changed hands since 2023, built between 2008 and 2015 (median 2013), with a median living area of about 3,411 sq ft and a typical 5-bedroom, 3.5-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.
Water Mill is a Buford neighborhood in Gwinnett County where current MLS activity is thin enough that each closing carries real weight in the numbers — a useful reminder to price and negotiate off the specific home, not a market average.
The setting & the homes.
Aerial and on-site photos of Water Mill. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Water MillPhotos from Georgia MLS listings in Water Mill; content deemed reliable but not guaranteed.
Who Water Mill is best for.
Best for
- Buying with flexibility on timeline, given a median of 67.5 days on market.
- Comfortable verifying amenities and HOA details directly rather than relying on a listed feature set.
- Looking in Buford's Gwinnett County market without needing a high-volume comp set to anchor an offer.
Probably not for
- Needing a fast close in a competitive, high-activity market.
- Requiring confirmed community amenities like a pool or clubhouse as a condition of the purchase.
- Wanting a large, recent-sales data set to fine-tune an offer to the dollar.
Homes For Sale Right Now in Water Mill
Live MLS inventory for Water Mill. 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 Water Mill listings as of 2026-09-21, 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 Water Mill Right Now (2)
All 2 active and pending Water Mill listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2118 Water Mill Court · $499,000 · 5 bd / 3 ba · listed Jul 29, 2026 · listed by Otter Realty LLC
- 4676 Water Mill Drive · $469,000 · 5 bd / 4 ba · listed Jul 17, 2026 · listed by Homesmart Realty Partners
Water Mill 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
- Gwinnett County School System
- Verify the zoned schools by address
- Magnet and choice options may be available
- Duncan Creek · Elementary
- Frank N Osborne · Middle
- Mill Creek · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Water Mill listings and can change; always confirm with the Gwinnett County School System for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Water Mill address.
Shop the zone: Homes zoned for Duncan Creek Elementary School · Homes zoned for Frank N Osborne Middle School · Homes zoned for Mill Creek High School
The Water Mill buying strategy.
If we were buying in Water Mill 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 Water Mill.
A thin-data read on Buford
Four closings is not enough to build a confident trend, but it is enough to say the market here moves slowly and prices are being set home-by-home. The $440,000 median and roughly $140 per square foot are the clearest reference points available; treat any per-square-foot comparison to a specific listing as a starting point for discussion, not a fixed formula.
No community amenities are identified in the current MLS listings for Water Mill. That does not mean none exist — it means buyers should verify directly with the listing agent or HOA documents rather than assume a pool, clubhouse, or other shared feature is part of the package.
The location and the amenities are priced into every listing in Water Mill. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with this few recent closings, pricing a home well or evaluating an offer takes more than pulling a median off a report. We walk each Water Mill listing against its actual condition, verify what amenities and HOA terms are really in place, and set expectations on timeline going in — so sellers aren't surprised by a 67.5-day median and buyers aren't overpaying for a thin comp set.
Water Mill 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 Water Mill 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 Water Mill sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Water Mill, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Water Mill home worth?
Get a no-obligation home value based on real comparable sales in Water Mill, 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 Buford →
15% of homes for sale in ZIP 30519 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 (2026-09-22).
Water Mill Market Scorecard
Water Mill is currently a balanced market. About 4.0 months of supply, a median asking price of $484,000, and homes go under contract in about 66 days.
Go deeper: true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
What is the median home price in Water Mill?
How long do homes in Water Mill take to sell?
Is Water Mill a buyer's or seller's market right now?
Who is the best real estate agent for Water Mill?
How do I find a top Buford real estate agent who knows Water Mill?
Can Momentum Realty connect me with an agent for Water Mill?
Where is Water Mill, and what county is it in?
Is Water Mill a good place to live?
Should you buy in Water Mill?
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 2023 (13 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 →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Water Mill fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Water Mill with Momentum Realty’s local guides.