Sandy Springs
Fulton's second-largest city, split between condo and townhome corridors along Roswell Road and wooded single-family streets running to the Chattahoochee.
Updated September 2026 · Source: FMLS, compiled by the Terence Richardson Group
The 60-second read
$270,000 to $1,000,000. That was the middle half of Sandy Springs FMLS sales in the year ending September 2026, around a $657,500 median. Two markets wear one name here: condos and townhomes along Roswell Road, wooded single-family streets toward the Chattahoochee.
Location is the constant. City Springs, the Perimeter office core, two MARTA Red Line stations, and the GA 400 and I-285 interchange all sit in or beside the city. Homes moved in a median of 24 days at 96.1% of list across 871 closings, so both halves of the market stay liquid.
What the housing stock actually is
The era mix is broad: 32% of recent sales were built in the 1960s and 70s, 38% in the 1980s and 90s, 15% in the 2000s to early 2010s, and 10% in 2015 or later. On the single-family side, that means ranches and traditionals on wooded quarter-acre-plus lots. On the corridor side, condo and townhome buildings from every decade.
The spreads tell the two-market story plainly. The middle half of sales ran 1,274 to 3,587 square feet and $270,000 to $1,000,000. A one-bedroom condo off Roswell Road and a renovated four-bedroom near the river both live inside that middle half.
New construction barely registers: 0% of sales since 2020 were built 2020 or later. So the action is in renovations, and in the price gap between updated and original condition. That gap is wide in both halves of the market.
Data last updated: September 2026. Source: FMLS closed sales, compiled by the Terence Richardson Group. Y-axis does not start at zero.
View the data table
| Period | Value |
|---|---|
| Oct 2021 | $390K |
| Nov 2021 | $390K |
| Dec 2021 | $384K |
| Jan 2022 | $340K |
| Feb 2022 | $300K |
| Mar 2022 | $450K |
| Apr 2022 | $322K |
| May 2022 | $486K |
| Jun 2022 | $530K |
| Jul 2022 | $395K |
| Aug 2022 | $333K |
| Sep 2022 | $372K |
| Oct 2022 | $495K |
| Nov 2022 | $368K |
| Dec 2022 | $442K |
| Jan 2023 | $358K |
| Feb 2023 | $375K |
| Mar 2023 | $392K |
| Apr 2023 | $739K |
| May 2023 | $529K |
| Jun 2023 | $478K |
| Jul 2023 | $725K |
| Aug 2023 | $520K |
| Sep 2023 | $298K |
| Oct 2023 | $790K |
| Nov 2023 | $435K |
| Dec 2023 | $512K |
| Jan 2024 | $330K |
| Feb 2024 | $425K |
| Mar 2024 | $725K |
| Apr 2024 | $530K |
| May 2024 | $500K |
| Jun 2024 | $750K |
| Jul 2024 | $468K |
| Aug 2024 | $520K |
| Sep 2024 | $512K |
| Oct 2024 | $628K |
| Nov 2024 | $803K |
| Dec 2024 | $480K |
| Jan 2025 | $501K |
| Feb 2025 | $727K |
| Mar 2025 | $624K |
| Apr 2025 | $688K |
| May 2025 | $748K |
| Jun 2025 | $750K |
| Jul 2025 | $639K |
| Aug 2025 | $727K |
| Sep 2025 | $810K |
| Oct 2025 | $776K |
| Nov 2025 | $845K |
| Dec 2025 | $536K |
| Jan 2026 | $445K |
| Feb 2026 | $495K |
| Mar 2026 | $472K |
| Apr 2026 | $708K |
| May 2026 | $685K |
| Jun 2026 | $680K |
| Jul 2026 | $658K |
| Aug 2026 | $583K |
| Sep 2026 | $570K |
What tends to work well
- Buyers who want Buckhead and Perimeter access without Buckhead pricing; a quarter of Sandy Springs' FMLS sales in the year ending September 2026 closed under $270,000, mostly condo product.
- Buyers looking for a wooded lot inside the Perimeter's orbit, especially along the river corridor.
- Anyone commuting to the Perimeter office core or splitting time between Buckhead and North Fulton.
- Buyers who want MARTA rail this far north; Sandy Springs and North Springs are the Red Line's last stops.
What buyers should think about
- Buyers who want one consistent product; the market swings from high-rise condos to $1 million-plus single-family within a mile.
- Anyone allergic to traffic; the GA 400 and I-285 interchange and Roswell Road congestion are daily realities.
- Buyers set on new construction; 0% of FMLS sales since 2020 were built 2020 or later.
- Buyers who want a historic downtown; City Springs is purpose-built and newer, not a century-old square.
How are the commutes from Sandy Springs?
GA 400 runs straight through the city, and I-285 crosses it at the Perimeter. That makes Sandy Springs one of the best-connected addresses in the north metro, with some of its worst interchange traffic inside the city limits. Roswell Road is the surface spine; the river crossings at Johnson Ferry and Roswell Road are the pinch points. The ranges above are 2026 planning spreads, so let a live traffic source referee your specific commute.
Two MARTA Red Line stations, Sandy Springs and North Springs, serve the city, with the Dunwoody station at Perimeter Center on its eastern edge.
Drive times are realistic off-peak to peak ranges, not promises. Test your own commute at your own hours before you buy; we say that to every client.
- 5-20 min
- to the Perimeter
- 10-25 min
- to Buckhead
- 20-40 min
- to Midtown
- 30-55 min
- to Hartsfield-Jackson
What schools serve Sandy Springs?
Sandy Springs is served by Fulton County Schools. Verify any address's assigned schools with the district's official lookup.
Riverwood International Charter School
Fulton County- 9-12
- grades
- 1,737
- students
- 16.7:1
- student-teacher ratio
- 58.6% / 32.4%
- ELA / Math proficient or above (2024-25)
North Springs High School
Fulton County- 9-12
- grades
- 1,275
- students
- 14.2:1
- student-teacher ratio
- 42% / 35.4%
- ELA / Math proficient or above (2024-25)
Sources: enrollment, grades, and staffing from NCES Common Core of Data via the Urban Institute Education Data API (2022-23); assessment figures from Georgia Milestones, Governor's Office of Student Achievement downloadable data, 2024-25, share of tested students scoring Proficient or Distinguished on Georgia Milestones (ELA and Math; EOG for elementary and middle schools, American Literature and Algebra EOC for high schools). Attendance zones are set by the district, change over time, and must be verified address by address before you rely on them. We identify schools factually and present official statistics uniformly; we do not rate, rank, or characterize schools.
Everyday life
City Springs is the civic center: the performing arts venue, city green, restaurants, and the event calendar in one purpose-built district off Roswell Road. The Perimeter Mall retail belt sits on the eastern edge. Between them, they anchor the 871 FMLS closings Sandy Springs, Fulton County recorded in the year ending September 2026.
The Chattahoochee is the recreation headline. Morgan Falls Overlook Park puts a riverfront lawn and playground on the water, the Chattahoochee River National Recreation Area units line the banks, and the Abernathy Greenway adds a linear park with its playable sculptures.
If you like Sandy Springs, also look at
Buckhead
$825K median · 39 days
Dunwoody
$700K median · 16 days
Roswell
$690K median · 19 days
East Cobb
$515K median · 20 days
Vinings
$463K median · 51 days
Medians and days on market: trailing 12 months. Data last updated: September 2026. Source: FMLS closed sales, compiled by the Terence Richardson Group.
Questions people ask
Sandy Springs questions, answered
Is Sandy Springs a good place to live?
871 FMLS closings in the year ending September 2026 spread across an unusually wide market, and Sandy Springs, Fulton County's case is location: two MARTA Red Line stations, the Perimeter office core, City Springs, and the Chattahoochee river parks all in or beside the city. The tradeoffs: interchange and Roswell Road traffic, a stock that swings from condos to $1 million-plus homes within a mile, and essentially no new construction. It fits buyers who want maximum access and can commit to one half of a split market.
What is the median home price in Sandy Springs?
$657,500 is the median home price in Sandy Springs, Fulton County, GA for the 12 months ending September 2026, per FMLS closed sales compiled by the Terence Richardson Group. Read it carefully: the middle half of sales ran $270,000 to $1,000,000, because the Roswell Road condo corridors and the single-family streets near the river are effectively different markets under one name. Comp inside your half, not across the whole city.
How far is Sandy Springs from downtown Atlanta?
About 15 miles north. Driving from Sandy Springs to downtown Atlanta takes roughly 20 to 40 minutes depending on traffic. The Sandy Springs and North Springs MARTA stations on the Red Line reach downtown directly by rail.
What are homes like in Sandy Springs?
1,274 to 3,587 square feet is the middle half of Sandy Springs sales, priced $270,000 to $1,000,000, per FMLS closings for the year ending September 2026. About 70% of recent sales were built between 1960 and 1999: ranches and traditionals on wooded lots, plus condo and townhome corridors along Roswell Road. New construction is essentially absent from the mix.
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