Residential · neighborhood
The Dakota market report
Neighborhood series. Most months are too thin for a median. 15 closings in the last 12 months. Use Atlanta as the pricing context.
Closed sales through 2026-10. Live inventory is a current snapshot, not the closed month.
Data confidence: Low. 15 closings in the last 12 months. Too thin for a monthly read. Use live inventory and the surrounding market.
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How to read a neighborhood
A subdivision with a handful of sales a year cannot support the same report as a ZIP or a school. The numbers below are a trailing year, not a monthly market.
- 15 homes closed here in the last 12 months. That is enough to sketch a price range.
- Ignore a single month’s median. One luxury sale or one starter home moves it by six figures.
- Price off Atlanta, then adjust for this subdivision’s size, age, and condition.
- Check live inventory before you price or offer. Homes for sale in The Dakota, Atlanta →
Versus the broader market
Latest closed month only, not the 12-month figure above. The Georgia footprint is the macro context.
How homes actually closed
Based on 2 closings. One sale moves these percentages by 50 points. Read the direction, not the exact share.
If you own in The Dakota
Low confidence. 15 closings in the last 12 months.
- Your subdivision is a competitive set, not a market index. The trailing-year median is $466,240.
- Start with Atlanta, then adjust for lot, size, age, and condition.
- Check what is listed before you decide to sell. That live list matters more than last month’s median. Homes for sale in The Dakota, Atlanta →
- Homes that sold in the last year took about 63 days. If you list, price to the 12-month $/SF ($373), not a single recent sale.
What this means if you are listing in The Dakota
- Price to the 12-month median and $/SF ($466,240, $373), not last month and not the market-wide number. Then check it against Atlanta.
- Homes that sold in the last year took about 63 days. Longer than the 12-month DOM usually means the price is high.
- 40.0% of the last 12 months’ closings were below list. 53.3% had already reduced. Read that as a year, not as last month’s three sales.
- The live list is the competition. Homes for sale in The Dakota, Atlanta →
What this means if you are making an offer
- Well-priced homes can still move. Your better leverage is on homes that have sat.
- 53.3% of the last year’s closings had already reduced. That is where the negotiation is.
- Do not use the market-wide median. Start with Atlanta, then this subdivision’s 12-month $/SF.
- Last month had 2 closings. One sale does not make a market. Confirm on the live list. Homes for sale in The Dakota, Atlanta →
Median close price
Monthly series
Most recent months first. Neighborhood medians show with 1+ closings. One sale moves the number; use the 12-month figure for context.
| Month | Closed | Median | $/SF | DOM | Sale/list | Below | Reduced |
|---|---|---|---|---|---|---|---|
| Oct 2026 | 2 | $400,000 | $348 | 65 | 100.6% | 50.0% | 50.0% |
| Jul 2026 | 1 | $545,000 | $359 | 30 | 96.5% | 100.0% | 0.0% |
| Jun 2026 | 1 | $550,000 | $363 | 64 | 84.6% | 100.0% | 0.0% |
| Mar 2026 | 1 | $355,000 | $366 | 130 | 93.4% | 100.0% | 0.0% |
| Dec 2025 | 3 | $429,900 | $362 | 41 | 100.0% | 33.3% | 66.7% |
| Nov 2025 | 1 | $595,000 | $394 | 14 | 99.3% | 0.0% | 0.0% |
| Sep 2025 | 1 | $385,000 | $397 | 114 | 100.0% | 0.0% | 100.0% |
| Jun 2025 | 1 | $415,000 | $428 | 67 | 100.0% | 0.0% | 100.0% |
| Mar 2025 | 1 | $560,000 | $369 | 60 | 100.0% | 0.0% | 100.0% |
| Nov 2024 | 1 | $410,000 | $423 | 110 | 97.6% | 100.0% | 100.0% |
| Sep 2024 | 1 | $569,900 | $376 | 100 | 100.0% | 0.0% | 100.0% |
| Aug 2024 | 1 | $519,000 | $343 | 9 | 99.8% | 0.0% | 0.0% |
| Jun 2024 | 1 | $675,000 | $409 | 3 | 100.0% | 0.0% | 0.0% |
| Apr 2024 | 3 | $595,000 | $373 | 63 | 98.4% | 66.7% | 33.3% |
| Mar 2024 | 2 | $689,750 | $337 | 53 | 98.7% | 100.0% | 0.0% |
| Oct 2023 | 1 | $675,000 | $414 | 22 | 100.0% | 0.0% | 0.0% |
| Aug 2023 | 1 | $580,000 | $384 | 14 | 99.1% | 0.0% | 0.0% |
| Apr 2023 | 1 | $380,000 | $392 | 6 | 97.5% | 100.0% | 0.0% |
| Dec 2022 | 2 | $532,500 | $424 | 20 | 98.9% | 50.0% | 0.0% |
| Nov 2022 | 3 | $649,900 | $313 | 55 | 97.6% | 66.7% | 66.7% |
| Jul 2022 | 2 | $682,450 | $341 | 9 | 100.0% | 0.0% | 50.0% |
| Jun 2022 | 1 | $610,000 | $403 | 2 | 101.8% | 0.0% | 0.0% |
| May 2022 | 2 | $626,500 | $357 | 6 | 99.8% | 0.0% | 50.0% |
| Apr 2022 | 3 | $610,000 | $402 | 11 | 99.4% | 33.3% | 0.0% |
Below = closed under 99% of list. Reduced = original list higher than final list.