Residential · neighborhood
Edenbrook market report
Neighborhood series. Most months are too thin for a median. 13 closings in the last 12 months. Use Buford as the pricing context.
Closed sales through 2025-12. Live inventory is a current snapshot, not the closed month. 4 active · 0 under contract · 1 pending. Total residential listings by status: 5.
Data confidence: Low. 13 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.
- 13 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 Buford, then adjust for this subdivision’s size, age, and condition.
- 4 homes are active right now. That live list is more useful than last month’s median. Homes for sale in Edenbrook, Buford →
Versus the broader market
Latest closed month only, not the 12-month figure above. The Georgia footprint is the macro context.
4.0 months of supply on last month’s pace (4 active ÷ 1 closings). 3.7 months on the trailing-12 pace (average 1 closings a month). These are different windows.Balanced. Buyers have choices; well-priced homes still close close to list. 0.0% of last month’s closings were below list. Days on market are up 106% from a year ago.
How homes actually closed
Based on 1 closings. One sale moves these percentages by 100 points. Read the direction, not the exact share.
Leading signals
These move before closed prices. Use them to see if the next 30–60 days look tighter or looser than last month’s closings.
New listings are outpacing sales and closed sales are already taking longer or reducing more. Expect more inventory and more negotiating room over the next 30–90 days.
If you own in Edenbrook
Low confidence. 13 closings in the last 12 months.
- Your subdivision is a competitive set, not a market index. The trailing-year median is $484,631.
- Start with Buford, then adjust for lot, size, age, and condition.
- 4 homes are competing with yours right now. That live list matters more than last month’s median. Homes for sale in Edenbrook, Buford →
- Homes that sold in the last year took about 46 days. If you list, price to the 12-month $/SF ($196), not a single recent sale.
What this means if you are listing in Edenbrook
- Price to the 12-month median and $/SF ($484,631, $196), not last month and not the market-wide number. Then check it against Buford.
- 4.0 months of supply on last month’s pace. Homes that sold in the last year took about 46 days. Longer than the 12-month DOM usually means the price is high.
- 38.5% of the last 12 months’ closings were below list. 38.5% 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 Edenbrook, Buford →
What this means if you are making an offer
- Well-priced homes can still move. Your better leverage is on homes that have sat.
- 38.5% of the last year’s closings had already reduced. That is where the negotiation is.
- Do not use the market-wide median. Start with Buford, then this subdivision’s 12-month $/SF.
- Last month had 1 closings. One sale does not make a market. Confirm on the live list. Homes for sale in Edenbrook, Buford →
Live inventory mix
Current listings by price band and property type. Where the competition actually is right now.
Price bands
| Band | Listed | Share |
|---|---|---|
| $300–500k | 3 | 60.0% |
| $500–750k | 2 | 40.0% |
Property types
| Type | Listed | Median ask |
|---|---|---|
| Single Family Residence | 5 | $484,500 |
4 active, 0 under contract, 1 pending. 2 new in the last 30 days.
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 |
|---|---|---|---|---|---|---|---|
| Dec 2025 | 1 | $529,000 | $196 | 107 | 99.8% | 0.0% | 100.0% |
| Jul 2025 | 1 | $424,000 | $218 | 96 | 100.0% | 0.0% | 100.0% |
| Mar 2025 | 2 | $505,000 | $193 | 65 | 99.5% | 50.0% | 50.0% |
| Nov 2024 | 1 | $510,000 | $189 | 2 | 97.1% | 100.0% | 0.0% |
| Sep 2024 | 1 | $557,000 | $192 | 5 | 98.6% | 100.0% | 0.0% |
| May 2024 | 1 | $534,900 | $230 | 18 | 100.0% | 0.0% | 0.0% |
| Oct 2023 | 1 | $575,000 | $204 | 5 | 100.0% | 0.0% | 0.0% |
| Jul 2023 | 1 | $475,000 | $195 | 52 | 97.8% | 100.0% | 0.0% |
| May 2023 | 1 | $400,000 | $212 | 83 | 100.0% | 0.0% | 0.0% |
| Apr 2023 | 1 | $447,900 | $184 | 15 | 100.0% | 0.0% | 0.0% |
| Jan 2023 | 1 | $419,900 | $174 | 24 | 100.0% | 0.0% | 100.0% |
| Nov 2022 | 1 | $417,500 | $172 | 59 | 89.4% | 100.0% | 100.0% |
| Sep 2022 | 2 | $479,900 | $198 | 52 | 100.0% | 0.0% | 100.0% |
| Jul 2022 | 2 | $610,000 | $201 | 31 | 100.4% | 0.0% | 100.0% |
| Jun 2022 | 1 | $455,000 | $207 | 18 | 100.0% | 0.0% | 100.0% |
| May 2022 | 2 | $509,950 | $216 | 4 | 103.7% | 0.0% | 0.0% |
| Apr 2022 | 1 | $474,000 | $195 | 4 | 101.3% | 0.0% | 0.0% |
| Mar 2022 | 1 | $479,900 | $199 | 4 | 101.3% | 0.0% | 0.0% |
| Feb 2022 | 1 | $459,900 | $189 | 17 | 100.0% | 0.0% | 0.0% |
| Jan 2022 | 1 | $417,900 | $182 | n/a | 100.0% | 0.0% | 0.0% |
Below = closed under 99% of list. Reduced = original list higher than final list.