Whelchel Valley
Homes for Sale in Dawsonville, GA
All 75 homes for sale in Dawsonville, GA · median $549,000 · 234 homes for sale in 30534
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Chay Vercek, Maximum One Premier Realtors · via Georgia MLS
As of September 2026, Whelchel Valley in Dawsonville, GA has 4 homes for sale and 1 pending, asking from $500,000 to $670,000 (median $555,250). Over the 12 months ending 2026-09-20, 11 recorded sales closed at a median of $585,070, $211 per square foot, a median 24 days on market, sellers accepting 100% of original asking (+5% versus the prior year). Homes listed or recently sold were built 2007–2026 with 5 new construction. At the median price and Lumpkin County's 2025 rate of 24.56 mills, annual property tax runs about $5,750.
| Location | Dawsonville, Lumpkin County, GA · ZIP 30534 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Playground, Lake, Carbon Monoxide Detector(s), Gated, Near Shopping, None |
| Sale prices, last 12 months | $585,070 median across 11 closed sales · $211 per sq ft · +5.4% vs the prior 12 months |
| Days on market (closed sales) | 24 median |
| For sale right now | 4 active, 1 pending · median asking $555,250 · 4.4 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, “Whelchel Valley key facts,” movewithmomentum.com/neighborhoods/whelchel-valley, data as of September 20, 2026.
Last 30 days in Whelchel Valley: 2 new listings (median asking $602,500), 1 under contract right now. As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Homes For Sale Right Now in Whelchel Valley
Live MLS inventory for Whelchel Valley. 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 · 17 daysTop listing
Active · 71 days
Active · 19 days
Active · 93 days
Pending · 54 daysActive and pending Whelchel Valley 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 Whelchel Valley Right Now (5)
All 5 active and pending Whelchel Valley listings with a detail page, newest first, refreshed twice a day from the MLS.
- 202 Old Lake Lane · $670,000 · 4 bd / 2.5 ba · listed Sep 3, 2026 · listed by Keller Williams Lanier Partners
- 196 Whelchel Valley Drive · $535,000 · 4 bd / 3 ba · listed Aug 22, 2026 · listed by 1st Class Real Estate Lanier Group
- 132 Blue Sky Drive · $630,000 · 4 bd / 2.5 ba · pending · listed Jul 18, 2026 · listed by Atlanta Communities
- 176 Whelchel Valley Drive · $575,500 · 5 bd / 4.5 ba · listed Jul 1, 2026 · listed by Century 21 Results
- 67 Blue Sky Drive · $500,000 · 3 bd / 2 ba · listed Jun 23, 2026 · listed by Keller Williams Realty Atl. Partners
Whelchel Valley's numbers point to a community where price is being set by the home itself rather than by a shared clubhouse or amenity package — current MLS data shows no community amenities identified, which means buyers here are paying for lot, square footage, and finish level, not a lifestyle add-on. At a median of $585,070 and roughly $210.53 per square foot, this reads as a mid-to-upper price point for Lumpkin County, with the per-square-foot figure suggesting newer or larger construction rather than dated inventory.
A median 24 days on market, against a snapshot built from 11 recent closings, tells us this is a smaller, thinner-traded pocket rather than a high-volume subdivision. That combination — decent pace, limited sample size — means pricing a listing or making an offer here calls for a closer look at the handful of comparable closings rather than leaning on broad averages. Sellers get real interest without a long sit; buyers should expect to move with some conviction once they find the right fit, because there is not a deep bench of alternatives sitting active at any given moment.
Whelchel Valley right now
🟡 Balanced market. 4.4 months of supply and 20% 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: High (5 active and pending listings, 11 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($585K) is up 5.4% from the prior 12 months ($555K). With about 5 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 (11 and 5 sales in the two windows).
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
Whelchel Valley market snapshot (as of September 20, 2026): the median sale price is about $585K ($211 per sq ft over the trailing 12 months of closed sales), a median 24 days on market for closed sales, and 4.4 months of supply, a balanced market. The trailing-12-month median is up 5% from the prior 12 months, computed from record-level Georgia MLS closed sales (11 closings in the current window).
In ZIP 30534 (Dawsonville), 321 homes closed in the last 12 months at a median of $435K ($186/sq ft), down 0.9% year over year, with a median 51 days on market. Right now 102 active and 24 pending listings put supply at about 5.3 months — a buyer's market. See the live ZIP 30534 housing market.
Georgia MLS sales records identify 19 homes in Whelchel Valley that have changed hands since 2023, built between 2007 and 2026 (median 2020), with a median living area of about 2,688 sq ft and a typical 4-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.
Whelchel Valley sits in Dawsonville, within Lumpkin County, an area of north Georgia where new and recently built construction tends to carry the price conversation more than shared community features. With no amenities currently identified in MLS data, the value proposition here is the home and the lot, not a gate or a pool.
The setting & the homes.
Aerial and on-site photos of Whelchel Valley. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Whelchel Valley
Whelchel ValleyPhotos from Georgia MLS listings in Whelchel Valley; content deemed reliable but not guaranteed.
Who Whelchel Valley is best for.
Best for
- Buying a newer or larger home where square footage and construction quality justify the price paid.
- Selling in a lower-inventory pocket where a well-priced listing can still move within about a month.
- Comfortable evaluating a smaller pool of recent closings closely rather than relying on broad market averages.
Probably not for
- Wanting an established amenity package like a pool, clubhouse, or shared recreation area included in the purchase.
- Needing a high-volume market with dozens of recent comparable sales to lean on for pricing certainty.
- Shopping strictly at the lower end of the county's price spectrum, since the per-square-foot figure here runs higher.
Whelchel Valley 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
- Lumpkin County School System
- Verify the zoned schools by address
- Magnet and choice options may be available
Lumpkin County School System posted a 97.8% four-year graduation rate and 3,732 students across 5 schools in 2024-25 (Governor’s Office of Student Achievement).
- Blackburn · Elementary
- Lumpkin · Middle
- New Lumpkin · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Whelchel Valley listings and can change; always confirm with the Lumpkin County School System for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Whelchel Valley address.
Shop the zone: Homes zoned for New Lumpkin High School
The Whelchel Valley buying strategy.
If we were buying in Whelchel Valley 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 Whelchel Valley.
What the numbers are really telling you
The median price of $585,070 combined with a per-square-foot figure just over $210 suggests homes here skew toward larger or newer builds rather than smaller starter product. That per-square-foot number is a useful anchor: if a listing prices meaningfully above it without a clear reason — better lot, upgraded finishes, more square footage — that is worth questioning before writing an offer.
A median of 24 days on market is a moderate pace, not a frenzy. It tells buyers they generally have time to inspect and negotiate, and tells sellers that a well-priced, well-presented home should still move within about a month. The 11-closing window behind this snapshot is on the smaller side, so treat any single data point as directional rather than exact, and pull fresh comparables before finalizing a number on either side of a transaction.
The location and the amenities are priced into every listing in Whelchel Valley. 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 Whelchel Valley 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 (7.6). Basis: Recent Direction +5.4% year-over-year; Liquidity & Demand 4.4 months of supply; Pricing Power 100.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community with a thin closing sample and no shared amenity package to anchor value, pricing and negotiation come down to reading individual comparable sales correctly. We pull the specific closings behind the Whelchel Valley numbers — not just the county-wide average — so sellers price accurately and buyers know what they are actually competing against before they write an offer.
Whelchel Valley 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 Whelchel Valley 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 Whelchel Valley sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Whelchel Valley, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Whelchel Valley home worth?
Get a no-obligation home value based on real comparable sales in Whelchel Valley, 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 Dawsonville →
18% of homes for sale in ZIP 30534 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).
Whelchel Valley Market Scorecard
Whelchel Valley is currently a balanced market. About 4.4 months of supply, a median asking price of $555,250, and homes go under contract in about 45 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 Whelchel Valley?
How long do homes in Whelchel Valley take to sell?
Is Whelchel Valley a buyer's or seller's market right now?
Who is the best real estate agent for Whelchel Valley?
How do I find a top Dawsonville real estate agent who knows Whelchel Valley?
Can Momentum Realty connect me with an agent for Whelchel Valley?
Where is Whelchel Valley, and what county is it in?
Is Whelchel Valley a good place to live?
Should you buy in Whelchel Valley?
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 (20 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 Whelchel Valley fits the bigger picture — live prices, inventory, and Momentum Scores:
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