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Featured local agent — Heron Bay, GA
Sarah Mitchell
Compass Real Estate · Heron Bay, GA
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Heron Bay, GA Housing Market
The last median sale price Redfin published was $357,800, -1.3% year over year (through May 2026). With 7.5 months of supply and homes going under contract in about 80 days, Heron Bay is a leaning buyer's. At today's 6.66% 30-year fixed rate, 20% down on a $357,800 home is about $1,839/mo in principal and interest.
Key numbers for Heron Bay, GA
Median sale price
$357,800
-1.3% year over year
Redfin, through May 2026
Days on market
80
Slow-moving
Redfin, through May 2026
Active listings
30
7.5 months of supply
Redfin, through May 2026
30-yr fixed rate
6.66%
Freddie Mac weekly average
Freddie Mac via FRED, August 2026
Median household income
$120,735
Home costs 3.0x income
U.S. Census ACS, 2023
Sale-to-list ratio
104.4%
Selling above asking
Redfin, through May 2026
Zillow figures refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Heron Bay a buyer's or seller's market?
Heron Bay, GA is a leaning buyer's, based on 7.5 months of supply and homes selling in about 80 days. Above 7 months of supply is a glut: inventory is well ahead of the sales pace, and buyers can take time to inspect, compare, and negotiate concessions.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Heron Bay housing market data show?
Every row below is Redfin's final published month for Heron Bay, GA. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $357,800 |
| Median list price | $416,583 |
| Year-over-year price change | -1.3% |
| Median price per sq ft | $145/sq ft |
| Median days on market | 80 days |
| Active inventory | 30 listings |
| Months of supply | 7.5 months |
| Sale-to-list price ratio | 104.4% |
| Homes sold (that month) | 4 |
| New listings (that month) | 8 |
| Listings with a price cut | 50.0% |
| Market condition | Leaning buyer's |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Heron Bay is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Heron Bay is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Heron Bay home prices moved?
Over the last three years the median sale price in Heron Bay, GA rose 4.0%, from $343,900 to $357,800. 50.0% of Heron Bay listings cut their asking price in the final Redfin month — a high share, and the clearest sign that list prices were running ahead of what buyers would pay. For prices to fall meaningfully from here, supply would have to keep building past 7.5 months while the sale-to-list ratio slips below its current 104.4%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Heron Bay?
Priced off the median sale price of $357,800 at the current 6.66% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $71,560 | $286,240 | $1,839/mo |
| 5% | $17,890 | $339,910 | $2,184/mo |
Redfin, through May 2026 for the price · Freddie Mac via FRED, August 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $1,839, that implies roughly $78,834 a year before you add taxes and insurance. The median household in Heron Bay earns $120,735, about $41,901 more than that threshold — the typical local household clears the payment on a typical local home with 20% down. That puts the price-to-income ratio at 3.0x — close to the historical 3x norm, which is unusual in 2026.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Heron Bay in the next 12 months?
Tell us your timeline. We send the Heron Bay market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Heron Bay?
Zillow does not publish a rent index (ZORI) for Heron Bay, GA, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in Heron Bay?
Active listings in Heron Bay, GA went from 60 in May 2025 to 30 in May 2026, a -50.0% change. Falling inventory tightens competition. When supply drops while demand holds, sale-to-list ratios rise before the median sale price does.
| Month | Active listings | New listings |
|---|---|---|
| June 2025 | 55 | 11 |
| July 2025 | 52 | 9 |
| August 2025 | 55 | 13 |
| September 2025 | 57 | 11 |
| October 2025 | 54 | 9 |
| November 2025 | 53 | 7 |
| December 2025 | 47 | 3 |
| January 2026 | 49 | 11 |
| February 2026 | 44 | 14 |
| March 2026 | 37 | 7 |
| April 2026 | 35 | 12 |
| May 2026 | 30 | 8 |
Redfin, through May 2026
How does Heron Bay compare to Georgia and the U.S.?
Heron Bay homes sell for $357,800 — 8% below the Georgia median of $389,000. Against the national median of $410,700, Heron Bay runs 13% lower. Year-over-year, Heron Bay moved -1.3% against Georgia's +1.6% — a smaller swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Heron Bay, GA | $357,800 | -1.3% | 80 days |
| Georgia statewide | $389,000 | +1.6% | 49 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Heron Bay
What buyers should watch
- Months of supply, currently 7.5. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 50.0%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $345 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 6.66%, every full point of rate change moves the payment on a $357,800 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Heron Bay listing goes under contract in 80 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 104.4% of asking. Price at the number you want and let competition do the rest.
- In the last published month Heron Bay added 8 new listings against 4 sales — more competition arriving than clearing, so early timing matters.
- Comparable ZIP-level pricing inside Heron Bay varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Heron Bay
There are currently 30 homes listed for sale in Heron Bay, Georgia. The median listing price is $417K.
Active listings
30
Homes on market
Median list price
$417K
Avg. days on market
80
Days until sale
New this week
8
Newly listed
How much do homes cost in Heron Bay by property type?
How the Heron Bay, GA market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $357,800 | $145/sq ft | 4 | 80 days |
| Townhouse | $236,000 | $160/sq ft | 1 | 75 days |
Who lives in Heron Bay?
American Community Survey estimates for Heron Bay. U.S. Census ACS, 2023
Population
4,561
Households
1,462
Median income
$120,735/yr
Median age
36.4 years
Owner-occupied
93.9%
Median home value
$353,800
Mean commute
50 min
93.9% of occupied homes in Heron Bay are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market.
Which cities are near Heron Bay, GA?
Ordered by distance from Heron Bay, not by size. Compare Heron Bay side by side with any of them.
Heron Bay housing market FAQ
Is Heron Bay a buyer's or seller's market?
Heron Bay, GA is currently a leaning buyer's. That read comes from 7.5 months of supply, homes going under contract in about 80 days, and sellers getting 104.4% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Heron Bay?
The median sale price in the last month Redfin published was $357,800, about $145 per square foot.
Is Heron Bay cheaper than the rest of Georgia?
Heron Bay's median sale price of $357,800 is 8% lower than the Georgia statewide median of $389,000, and 13% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Heron Bay?
Homes in Heron Bay, GA spent a median of 80 days on market before going under contract, versus 49 days statewide. Over two months means buyers have time to inspect, compare and negotiate. (Redfin, through May 2026.)
What income do you need to buy a home in Heron Bay?
At the current 30-year fixed rate of 6.66%, 20% down on a $357,800 home is about $1,839 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $78,834 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $120,735.
Are home prices rising in Heron Bay?
Redfin's last published year-over-year change for Heron Bay, GA was -1.3%, measured through May 2026. That series is frozen; treat it as a historical reading rather than a current trend.
What are the cheapest ZIP codes in Heron Bay?
Heron Bay ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Heron Bay?
That depends on your timeline, not on a headline. What the data says today: Heron Bay, GA is a leaning buyer's with 7.5 months of supply, the 30-year fixed rate is 6.66%. Properties Incorporated publishes the data; it does not give financial advice.
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