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Featured local agent — Menlo, GA
Sarah Mitchell
Compass Real Estate · Menlo, GA
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Menlo, GA Housing Market
The typical home in Menlo, GA is worth $266,994, rose 4.9% over the past year (Zillow Home Value Index, July 2026). The last median sale price Redfin published was $235,000, -44.0% year over year (through May 2026). With 5.0 months of supply and homes going under contract in about 188 days, Menlo is a leaning buyer's. At today's 6.66% 30-year fixed rate, 20% down on a $266,994 home is about $1,373/mo in principal and interest.
Key numbers for Menlo, GA
Typical home value
$266,994
+4.9% in 12 months
Zillow, July 2026
Median sale price
$235,000
-44.0% year over year
Redfin, through May 2026
Days on market
188
Slow-moving
Redfin, through May 2026
Active listings
5
5.0 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
$70,625
Home costs 3.8x income
U.S. Census ACS, 2023
Sale-to-list ratio
98.4%
Selling below asking
Redfin, through May 2026
Zillow figures are as of July 2026 and 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 Menlo a buyer's or seller's market?
Menlo, GA is a leaning buyer's, based on 5.0 months of supply and homes selling in about 188 days. 4 to 5 months of supply is the neutral band: neither side holds a structural advantage, and outcomes turn on the individual property.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Menlo housing market data show?
Every row below is Redfin's final published month for Menlo, GA. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $235,000 |
| Year-over-year price change | -44.0% |
| Median price per sq ft | $151/sq ft |
| Median days on market | 188 days |
| Active inventory | 5 listings |
| Months of supply | 5.0 months |
| Sale-to-list price ratio | 98.4% |
| Homes sold (that month) | 1 |
| Listings with a price cut | 20.0% |
| 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 Menlo is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Menlo 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 Menlo home prices moved?
Across the 22 months we hold for Menlo, GA, the median sale price rose 28.8%, from $182,500 in May 2021 to $235,000. The live Zillow value series has rose 4.9% in the last 12 months, which is the more current read now that Redfin's series has stopped. 20.0% of Menlo listings cut their asking price in the final Redfin month — a modest share, which is what a market looks like when sellers are pricing close to where homes actually clear. For prices to fall meaningfully from here, supply would have to keep building past 5.0 months while the sale-to-list ratio slips below its current 98.4%. 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 Menlo?
Priced off the typical home value of $266,994 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% | $53,399 | $213,595 | $1,373/mo |
| 5% | $13,350 | $253,645 | $1,630/mo |
Zillow, July 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 $1,373, that implies roughly $58,827 a year before you add taxes and insurance. The median household in Menlo earns $70,625, about $11,798 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 3.8x — above the historical 3x norm but in line with much of the country in 2026.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Menlo in the next 12 months?
Tell us your timeline. We send the Menlo 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 Menlo?
Zillow does not publish a rent index (ZORI) for Menlo, 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 Menlo?
Active listings in Menlo, GA went from 2 in November 2022 to 5 in May 2026, a +150.0% change. Rising inventory is the single most useful leading indicator for buyers: more choice, longer marketing times, and more sellers willing to negotiate before price cuts show up in the median.
| Month | Active listings | New listings |
|---|---|---|
| August 2023 | 2 | not published |
| December 2023 | 3 | not published |
| January 2024 | 4 | not published |
| April 2024 | 4 | 1 |
| May 2024 | 4 | 1 |
| June 2024 | 3 | not published |
| November 2024 | 3 | not published |
| December 2024 | 2 | not published |
| January 2025 | 1 | 1 |
| May 2025 | 1 | not published |
| August 2025 | 3 | 3 |
| May 2026 | 5 | not published |
Redfin, through May 2026
How does Menlo compare to Georgia and the U.S.?
Menlo homes sell for $235,000 — 40% below the Georgia median of $389,000. Against the national median of $410,700, Menlo runs 43% lower. Year-over-year, Menlo moved -44.0% against Georgia's +1.6% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Menlo, GA | $235,000 | -44.0% | 188 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 Menlo
What buyers should watch
- Months of supply, currently 5.0. 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 20.0%. 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 $257 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 $266,994 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 Menlo listing goes under contract in 188 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 98.4% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- Your equity moved +4.9% in the last 12 months on the Zillow value series. That, not the price you paid, is what sets your net proceeds.
- Comparable ZIP-level pricing inside Menlo varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Menlo
There are currently 5 homes listed for sale in Menlo, Georgia.
Active listings
5
Homes on market
Avg. days on market
188
Days until sale
How much do homes cost in Menlo by property type?
How the Menlo, 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 | $235,000 | $151/sq ft | 1 | 188 days |
Who lives in Menlo?
American Community Survey estimates for Menlo. U.S. Census ACS, 2023
Population
605
Households
282
Median income
$70,625/yr
Median age
36.6 years
Owner-occupied
48.6%
Median gross rent
$615/mo
Mean commute
31.2 min
48.6% of occupied homes in Menlo 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 public schools serve Menlo?
1 schools tracked · 340 students
The largest public schools serving Menlo, GA by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
Menlo Elementary School
Grades PK-8 · 340 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near Menlo, GA?
Ordered by distance from Menlo, not by size. Compare Menlo side by side with any of them.
Menlo housing market FAQ
Is Menlo a buyer's or seller's market?
Menlo, GA is currently a leaning buyer's. That read comes from 5.0 months of supply, homes going under contract in about 188 days, and sellers getting 98.4% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Menlo?
The typical home in Menlo, GA is worth $266,994 (Zillow Home Value Index, July 2026). The median sale price in the last month Redfin published was $235,000, about $151 per square foot.
Is Menlo cheaper than the rest of Georgia?
Menlo's median sale price of $235,000 is 40% lower than the Georgia statewide median of $389,000, and 43% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Menlo?
Homes in Menlo, GA spent a median of 188 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 Menlo?
At the current 30-year fixed rate of 6.66%, 20% down on a $266,994 home is about $1,373 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $58,827 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $70,625.
Are home prices rising in Menlo?
The typical home value in Menlo, GA rose 4.9% over the last 12 months, from $254,611 to $266,994 (Zillow, July 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Menlo?
Menlo 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 Menlo?
That depends on your timeline, not on a headline. What the data says today: Menlo, GA is a leaning buyer's with 5.0 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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