Willows by the River
Condos for Sale in Marietta, GA
All 804 homes for sale in Marietta, GA · median $475,000 · 116 homes for sale in 30067
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Shannon L Williams, Keller Williams Realty · via Georgia MLS
As of November 2026, Willows by the River in Marietta, GA has 5 homes for sale, asking from $159,900 to $335,000 (median $230,000). Homes listed or recently sold were built 1986–2009; none of the 8 geocoded homes sit in a FEMA special flood hazard zone (median elevation 843 ft).
Last 30 days in Willows by the River: 1 new listing (median asking $335,000), 1 closed sale (median $252,000). As of November 1, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Homes For Sale Right Now in Willows by the River
Live MLS inventory for Willows by the River. 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 · 14 daysTop listing
Active · 67 days
Active · 48 days
Active · 58 days
Active · 168 daysActive and pending Willows by the River listings as of 2026-11-01, 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.
Willows by the River is a small pocket in Marietta with no standout community amenities pulling weight in the listings right now. That puts nearly all the pricing power on the individual home: condition, updates, and how it shows relative to the rest of Cobb County. There's no pool or gate or clubhouse to anchor a premium, so the house itself has to do the talking.
For sellers, that means the return on smart prep work is direct — a clean, updated home stands out here because there's no shared amenity story to hide behind. For buyers, it means underwriting each property on its own merits rather than paying for a lifestyle package. Expect a spread in outcomes driven by condition more than location cachet.
Figures in this note are as of September 2, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
A modest, low-key stretch of Marietta in Cobb County where the homes carry the value, not a roster of shared amenities. Come in ready to judge each property individually.
Georgia MLS sales records identify 12 homes in Willows by the River that have changed hands since 2023, built between 1986 and 2013 (median 1986), with a median living area of about 1,140 sq ft and a typical 2-bedroom, 2-bath layout; 100% are condominiums. 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.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Willows by the River. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Willows by the River
Willows by the RiverPhotos from Georgia MLS listings in Willows by the River; content deemed reliable but not guaranteed.
Who Willows by the River is best for.
Best for
- Buying with a plan to renovate and add value through condition improvements
- Buyers who want a quiet Marietta location without paying for shared amenities
- Trading into Cobb County and prioritizing the home itself over community features
Probably not for
- Needing a pool, clubhouse, gate, or other on-site amenities
- Wanting a large-scale community with a defined lifestyle package
- Buyers who want turnkey uniformity rather than home-by-home variation
The market around Willows by the River
Willows by the River is too small for its own price trend, so here is the market around it.
In ZIP 30067, 113 homes are on the market and 19% are under contract — a steady corner of Marietta.
Across Cobb County, 2,204 homes are active and 535 pending (20% under contract).
In ZIP 30067 (Marietta), 310 homes closed in the last 12 months at a median of $387K ($193/sq ft), down 1.4% year over year, with a median 33 days on market. Right now 108 active and 18 pending listings put supply at about 5.3 months — a balanced market. See the live ZIP 30067 housing market.
ZIP and county figures describe the wider market, not Willows by the River specifically. Momentum Research analysis of MLS records.
Willows by the River 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 contributors.
Schools
- Cobb County School System
- Verify the zoned schools by address
- Magnet and choice options may be available
- Sope Creek · Elementary
- Dickerson · Middle
- Walton · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Willows by the River listings and can change; always confirm with the Cobb County School System for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Willows by the River address.
Shop the zone: Homes zoned for Sope Creek Elementary School · Homes zoned for Dickerson Middle School · Homes zoned for Walton High School
The Willows by the River buying strategy.
If we were buying in Willows by the River 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 Willows by the River.
What actually moves the number in Willows by the River
With no community amenities identified from current MLS listings, this isn't a place where you're buying into a shared feature set. That simplifies the calculus but raises the stakes on the home itself — kitchens, systems, roof age, and general condition will separate a strong sale from a slow one.
The practical read: study recent activity house by house. Because there's no amenity premium leveling the field, two homes on the same street can justify very different prices purely on updates and turnkey readiness. That's an opportunity for a buyer willing to take on work, and a reason for sellers to invest before listing.
The location and the amenities are priced into every listing in Willows by the River. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a pocket this small with no amenity story to lean on, the comps and the condition analysis are everything. We price and prepare each home on its own facts, tell you plainly when a listing is overreaching for its condition, and help buyers separate a fair deal from a cosmetic one. No hype — just the read you need for this specific stretch of Marietta.
Willows by the River in 15 seconds.
Tools for a Willows by the River 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 Willows by the River sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Willows by the River, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Willows by the River home worth?
Get a no-obligation home value based on real comparable sales in Willows by the River, 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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Should you buy in Willows by the River?
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: November 1, 2026) |
| Under-contract shares | Georgia MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2023 (8 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.
Recent Developments in Willows By The River
Development, infrastructure, retail, and school activity affecting Willows By The River, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Civic
Cobb sets 50 units per acre cap and bedroom-based counting for student housing
Cobb commissioners voted 3-2 to count density at student housing developments by bedroom, with two bedrooms equal to one dwelling unit, and to cap it at 50 units per acre, or about 100 bedrooms per acre. Such projects still need a special land use permit and a public hearing. Earlier drafts proposed 60 units per acre, and two commissioners sought 30.
What it may mean for the marketA defined density ceiling gives developers of purpose-built student housing near Cobb campuses a clearer standard and affects how much of this housing type can be added per site. The site is about 5 miles west of Willows By The River.
Source: Marietta Daily Journal - October 2026Civic
Cobb commissioners allow accessory dwelling units and adopt data center standards
The Cobb Board of Commissioners voted 3-2 to allow accessory dwelling units by special land use permit, capped at 850 square feet and half the main home's floor area. The board also adopted a data center definition with 300-foot setbacks from residential, church and school property lines and noise limits of 65 decibels by day and 55 at night. The action follows a six-month data center moratorium that was extended in August.
What it may mean for the marketBackyard units add a new, case-by-case path for small rental or multigenerational-use housing in Cobb, while the setback and noise rules shape where large data center campuses can locate relative to existing neighborhoods. The site is about 7 miles west of Willows By The River.
Source: Marietta Daily Journal - October 2026Retail & Dining
French bistro Brasserie Genevieve to open on Marietta Square in November
Brasserie Genevieve, a French bistro and bar, is set to open at 45 West Park Square in Marietta, in the building that previously housed Piastra. Owners Georganne Rose and Salem Makhlouf plan breakfast service from 7 a.m. to 3 p.m. the week before Thanksgiving, with dinner to follow once a liquor license is issued.
What it may mean for the marketAnother sit-down dining option on the Square adds to the walkable restaurant mix and keeps a prominent corner building in use. The project is about 7 miles west of Willows By The River, elsewhere in Cobb County.
Source: Marietta Daily Journal - August 2026Infrastructure
Cobb commissioners approve CobbLinc Go microtransit expansion to Acworth and Kennesaw
Cobb County commissioners voted 3-2 to expand the on-demand CobbLinc Go pilot, which has run for two years in south Cobb, to Acworth and Kennesaw. The county DOT expects about 90 percent of funding to come from a trust and grants, and service is planned for October.
What it may mean for the marketOn-demand rides in northwest Cobb would add a low-cost transit option for trips to jobs, shopping and rail or bus connections for residents without a car. The project is about 10 miles northwest of Willows By The River, elsewhere in Cobb County.
Source: Atlanta News First
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
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See how Willows by the River fits the bigger picture — live prices, inventory, and Momentum Scores:
| Location | Marietta, Cobb County, GA · ZIP 30067 |
|---|---|
| Home types (current listings and sales) | condos 100% |
| Amenities listed by sellers | Playground, Pool, Fitness Center, Tennis Court(s), Near Public Transport, Near Shopping |
| For sale right now | 5 active, 2 pending · median asking $240,000 · 60.0 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, “Willows by the River key facts,” movewithmomentum.com/neighborhoods/willows-by-the-river, data as of September 20, 2026.
Every Home for Sale in Willows By The River Right Now (5)
All 5 active and pending Willows By The River listings with a detail page, newest first, refreshed twice a day from the MLS.
- 3960 Riverlook Parkway #207 · $335,000 · 3 bd / 2 ba · listed Sep 29, 2026 · listed by Atlanta Luxury Homes and Condos
- 4120 Riverlook Parkway #203 · $230,000 · 2 bd / 2 ba · listed Sep 11, 2026 · listed by RE/MAX Town & Country
- 3980 Riverlook Parkway #103 · $175,000 · 1 bd / 1 ba · listed Sep 7, 2026 · listed by Keller Williams Realty
- 3940 Riverlook Parkway #101 · $285,000 · 2 bd / 2 ba · listed Aug 27, 2026 · listed by Keller Williams Realty
- 3960 Riverlook Parkway #102 · $159,900 · 1 bd / 1 ba · listed Aug 3, 2026 · listed by Atlanta Communities
Recently sold in Willows By The River
- 3900 Riverlook Parkway #209 · sold $252,000
- 3940 Riverlook Parkway #203 · sold $249,500
Closed sales from the MLS; each page shows the sold price, taxes and value history.
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