White Oaks
Homes for Sale in The Rock, GA
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Alane M Rayburn · via Georgia MLS
As of September 2026, White Oaks in The Rock, GA has 2 homes for sale. Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $669,000, $207 per square foot, a median 58 days on market, sellers accepting 100% of original asking. Homes listed or recently sold were built 2025–2026 with 6 new construction; 3 listings state no HOA. At the median price and Upson County's 2025 rate of 22.59 mills, annual property tax runs about $6,050.
| Location | The Rock, Upson County, GA · ZIP 30285 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | None |
| Sale prices, last 12 months | $669,000 median across 3 closed sales · $207 per sq ft |
| Days on market (closed sales) | 58 median |
| For sale right now | 2 active, 1 pending · median asking $649,457 · 8.0 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, “White Oaks key facts,” movewithmomentum.com/neighborhoods/white-oaks--upson, data as of September 20, 2026.
Last 30 days in White Oaks: 1 new listing (median asking $669,000), 1 under contract right now. As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
White Oaks is a thin-data market by nature — the current snapshot reflects just three closings, so the $669,000 median price and $207.47 median price per square foot describe a small sample rather than a deep, liquid trend line. Treat both figures as directional, not as a pricing formula.
At a median 58 days on market, homes here are not moving on impulse. That pace, paired with a limited number of closings, tells us this is a community where a buyer has room to do full diligence and a seller needs a realistic, well-supported number rather than an aspirational one.
White Oaks right now
🟢 Buyer-leaning market. 8.0 months of supply and 33% of the inventory already under contract give buyers above-average negotiating leverage.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 (3 active and pending listings, 3 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
White Oaks market snapshot (as of September 20, 2026): the median sale price is about $669K ($207 per sq ft over the trailing 12 months of closed sales), a median 58 days on market for closed sales, and 8.0 months of supply, a buyer-leaning market.
Georgia MLS sales records identify 6 homes in White Oaks that have changed hands since 2025, built between 2025 and 2026 (median 2026), with a median living area of about 3,670 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.
White Oaks sits in The Rock, in Upson County, with current MLS activity limited to a small handful of closings — enough to establish a price level but not enough to call it a high-volume, actively churning market.
The setting & the homes.
Aerial and on-site photos of White Oaks. Swipe to explore the community.
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White OaksPhotos from Georgia MLS listings in White Oaks; content deemed reliable but not guaranteed.
Who White Oaks is best for.
Best for
- Buying a specific home in The Rock and willing to evaluate it on its own condition and lot rather than a subdivision-wide comp set.
- Comfortable with a longer transaction timeline, given a median 58 days on market.
- Negotiating price with the understanding that current comps are limited to a small number of recent closings.
Probably not for
- Needing a large pool of recent, comparable sales to validate a price before writing an offer.
- Expecting a shared amenity package, since none has been identified from current MLS listings.
- Wanting a fast-moving market with quick turnaround from listing to closing.
Homes For Sale Right Now in White Oaks
Live MLS inventory for White 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 White Oaks 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 White Oaks Upson Right Now (3)
All 3 active and pending White Oaks Upson listings with a detail page, newest first, refreshed twice a day from the MLS.
- 188 Mud Bridge Road · $659,000 · 4 bd / 3.5 ba · pending · listed Sep 11, 2026 · listed by Fathom Realty GA, LLC
- Lot 5 Mud Bridge Road · $669,000 · 5 bd / 3.5 ba · listed Aug 27, 2026 · listed by Fathom Realty GA, LLC
- 98 Mud Bridge Road · $629,914 · 5 bd / 4 ba · listed Jun 23, 2026 · listed by Fathom Realty GA, LLC
Schools
- Upson County School System
- Verify the zoned schools by address
- Magnet and choice options may be available
- Upson Lee · Elementary
- Upson Lee · Middle
- Upson Lee · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent White Oaks listings and can change; always confirm with the Upson County School System for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any White Oaks address.
Shop the zone: Homes zoned for Upson Lee High School
The White Oaks buying strategy.
If we were buying in White 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 White Oaks.
A small market that trades on its own terms
With only three closings in the current window, White Oaks does not behave like a subdivision with predictable, repeatable comps. Each sale carries more weight in shaping the median, so the $669,000 figure and the $207.47 per-square-foot figure should be read as a snapshot of recent activity rather than a stable baseline that will hold across every listing.
No community amenities have been identified from current MLS listings, which suggests value here is being driven by the homes and land themselves rather than by a shared amenity package. A median 58 days on market fits that pattern — buyers appear to be taking time to evaluate individual properties on their own merits rather than moving quickly on a known, standardized product.
The location and the amenities are priced into every listing in White Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, the difference between a fair number and an overreach comes down to how carefully the few available comps are read. We pull the actual closings behind the median, walk the condition and lot differences property by property, and price or negotiate off of that — not off a single headline figure.
White 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 White 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 White Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in White 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 White Oaks home worth?
Get a no-obligation home value based on real comparable sales in White 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 homes for sale in White Oaks on the map →
20% of homes for sale in Upson County 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).
Frequently Asked Questions
What is the median home price in White Oaks?
How long do homes in White Oaks take to sell?
Is White Oaks a buyer's or seller's market right now?
Who is the best real estate agent for White Oaks?
How do I find a top The Rock real estate agent who knows White Oaks?
Can Momentum Realty connect me with an agent for White Oaks?
Where is White Oaks, and what county is it in?
Should you buy in White 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 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 (3 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.
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Nearby Communities
Explore more neighborhoods near White Oaks with Momentum Realty’s local guides.