Sugarloaf Country Club Real Estate Report 2025 - 2026

2025-2026

Sugarloaf Country Club Real Estate Report

2025 - 2026 Edition

Published January 2026

2025 Year in Review

2025 finished with the lowest number of closings in Sugarloaf CC history – only 31 closings. We expected 2025 to start slow and then accelerate in the spring and summer with lower mortgage rates fueling demand. Instead, we had a pretty normal first half of closings but slowed significantly in the second half. Mortgage rates remained stubbornly high over the year and we never got the bigger drop that was forecasted. 2021 was our best closing year with 81 closings followed closely by 2006 and 2010 with 79 closings. 2021 was the height of Covid sales, 2006 was the peak of Atlanta real estate and 2010 was the peak of the housing recession.

The average listing inventory in 2025 was slightly lower than last year with an average of 12 listings. As we closed 2025, we dropped to only 4 listings. By mid January, we had only 5 listings. This level remains down considerably from the pre-Covid average of 40-50 listings.

Now, let’s look at how Sugarloaf Country Club home values performed in 2025. The historically low inventory helped home values remain strong. The average $ per square foot in 2025 was $256 – up 5.7% from 2024. Compared to pre-Covid, our home values are up 79%! The 2025 results were skewed slightly higher by 2 sales of new construction/ almost new homes. Excluding those would change the results to $244 per square foot, similar to last year.

Another factor to consider is the distribution of the types and price ranges of the properties sold. In 2025, we closed 12 homes sold over $2 mil with an average closed sale price of $2,014,758. In 2024, we had 15 homes sold over $2 mil with an average closed price of $1,935,251. The lowest closing in 2025 was $1,125,000 versus $1,240,000 last year. As we predicted in our 2023 report, we do not expect any more homes sold under $1 mil in Sugarloaf.

The List Price to Sale Price Ratio was just under 95% in 2025 which is similar to pre-Covid levels. Six homes sold at or above their list price versus 18 homes last year. Only 1 home sold above list price. There were very few multiple offer sales in 2025 indicating a more balanced market. The “days on market” for closed listings more than doubled to 70 days compared to 34 days last year. This is still well below the pre-Covid average of 190 days on market!

Closed Transactions in 2025

2025/ 2026 Under Contract Listings for Sugarloaf Country Club

There were no publicly listed pending sales going into 2026. We are aware of 2 off-market pending sales but neither have closed as of mid January. Contact us for details.

2025 Sold Lots for Sugarloaf Country Club

There were 5 lot sales in 2025. 2321 Glen Mary Place is a smaller and unique lot – thus the lower price. There are no lots currently listed for sale. There are 14 lots remaining in Sugarloaf Country Club that could support a new construction home. Most of these owners do not want to sell and are holding for long-term appreciation or options to build a family home. We have 2 new construction homes that will be coming in 2026. The builder is planning on starting spec homes on both lots. Contact us for details!

FEATURED LISTING - 2893 THURLESTON LANE

5 Bedrooms, 5 Full Baths, 2 Half Baths, 4 Fireplaces

• Rare walkout pool and private backyard! Quiet cul-de-sac location!

• Resort pool (8.5 ft deep) with waterfall, hot tub/ spa, sunning shelf, sitting shelves, heating system for pool/ spa, fenced backyard

• Outdoor fireplace, extensive hardscape, covered porch, steps, walk paths and lots of green space

• All brick with inviting front porch, high ceilings on all levels (10 ft)

• Open floor plan with large kitchen and cozy keeping room

• Over-sized primary suite plus 4 ensuite bedrooms with large closets

• Roof replaced in 2024, HVAC systems updated in 2023

Common Scenario:

Many Buyers come to Sugarloaf wanting to buy a new modern home. They quickly realize that lots are hard to find, new construction is very costly and the process can take 18-24 months. Then, they want to find a resale that is totally updated and move-in ready. These homes are very rare and go fast. So what are the options left for Buyers?

Answer: There are some very nice resales that have “great bones” and can be renovated. For Buyers who are willing to go through the renovation process, they can achieve a lower cost and end up with a very nice home that is fully modernized!

FEATURED 2025 SOLD PROPERTY

2200 Lockett Court

Sellers Represented by Floyd Real Estate Group/ Compass

Exceptional 2.17 acre estate built on 2 premium cul-de-sac lots with amazing outdoor amenities including versatile sport court, largest resort pool in Sugarloaf (with diving board), paver pool deck, separate stone patio with spa, outdoor fireplace, grilling deck, 2 screened porches plus large lawn space for play or private events. The sport court could be converted to a pickleball court! Hardwood floors on all levels, huge rooms, high ceilings. Massive primary suite upstairs with separate sitting room, incredible master bath spa with enormous his/ her closets and laundry room. Gourmet kitchen, large walk-in pantry, family room, study and office, enclosed sun porch, over-sized dining room, finished terrace with pub bar, pool table area, card room, home theater, exercise room, bedroom suite and indoor football/soccer room. Circular driveway, 4 car garage, whole house surge protection, water leak defense system, fiber to the home for high-speed internet, HVAC systems and water heaters updated, pool equipment updated, home theater equipment updated and more! There is only one HOA fee since the double lots were grandfathered as one super lot. This is truly one of the marquee homes in Sugarloaf Country Club that cannot be reproduced.

Fun Fact:

The new owners are renovating this amazing home and are creating something very special. This is a perfect example of finding a unique property with “great bones” that can be renovated.

SERVING GREATER METRO ATLANTA

Floyd Real Estate Group has been honored to serve over 500 clients across the Greater Metro Atlanta region including:

• Sugarloaf Country Club

• Other Country Club Communities such as The River Club, Sweet Bottom Plantation, St. Ives, St. Marlo, Country Club of the South, Chateau Elan, The Manor, Hamilton Mill, Bear’s Best, Laurel Springs and other luxury communities

• General real estate across North Atlanta including Duluth, Suwanee, Sugar Hill, Buford, Gainesville, Norcross, Peachtree Corners, Johns Creek, Alpharetta, Roswell, Milton, Cumming

• Intown real estate including Brookhaven, Buckhead, Chamblee, Dunwoody, Midtown, Ansley Park, Virginia Highland, Decatur, Druid Hills and more

• Lake areas including Lake Lanier, Lake Hartwell, Lake Oconee

• Farms and Land including areas such as Oconee, Walton, Hall and more

Ali Floyd has joined our team and will be focusing on FirstTime Buyers & Sellers plus New Construction clients. Ali has over 6 years of experience in new construction sales and knows the Intown and north Atlanta markets very well. If you have adult children or friends looking to buy or sell their home, Ali will take very good care of them! Of course, she also the full support of our team and Compass as well.

We can pay for the cost of preparing your home to sell with zero interest!

COMPASS Concierge fronts the cost of home improvement services with no interest. Concierge is the hassle-free way to sell your home faster and for a higher price! To get funds directly in your hands, COMPASS has partnered with Notable, an independent lender to provide Concierge Capital, an interest-free loan.

COMMON USE CASES:

Staging & Decor

Appliances

Flooring

Kitchen and bathroom updates

Light fixtures

Landscaping

Painting

Inspection Items

De-cluttering

Moving & Storage and more!

“Buyers

want homes that are updated and in great condition. If the home is not updated and needs a lot of work, buyers will offer significantly lower prices. The most common areas of focus are kitchens, bathrooms, flooring, windows, outdoor living, HVAC systems, water heaters and roofing. COMPASS Concierge can provide an easy solution that will help you get the highest value and sell faster!”

What Is Ahead In 2026?

Sugarloaf Country Club & National Real Estate in 2026

Now, let’s explore the major trends nationally and locally for 2026. Then, we will make our predictions for Sugarloaf Country Club real estate.

National home sales were 4.1 million in 2024 which is significantly down from peak levels in 2021 and 2022. Most analysts predict 2025 national home sales to be 4.4 – 4.5 million when all the numbers are fully reported for 2025. Compass forecasts an increase of 4-5% for 2026. There is a “goldilocks scenario” if mortgage rates getting into the low 5% range that we could see an 8- 10% increase. The two key factors to watch will be inventory and mortgage rates.

Inventory: Home values are impacted mostly by supply and demand. Inventory was up 25-30% in early 2025 but decreased to 16% later in the year. We are still dramatically lower than normal inventory levels prior to Covid. The U.S. is still lacking over 4 million homes to fulfill our housing demand. Compass forecasts an increase of around 10% for 2026. As we look around the country, there are different scenarios.

• New York – Inventory is up 10% in 2024 versus over 20% in 2023. This is creating a tighter market which results in fewer transactions but better prices.

• Florida/ Texas – The inventory in these areas is up 20% - 30%. There are now better deals for Buyers so sales units are growing. Condos in Florida are especially under pricing pressure. The migration from the midwest/ northeast/ west coast to the sunbelt has slowed over 30%.

• California – The inventory in California remains very low. The luxury market in southern California was booming in 2025. High net worth Buyers that lost homes in the LA fires bought new luxury homes. The limited inventory and strong demand drove up prices. The ultra-wealthy are also buying luxury real estate as an investment.

In Sugarloaf Country Club, our inventory levels reflect a similar pattern. Prior to Covid, we had 40-50 listings per month. In 2021 and 2022, we averaged 5 listings. In 2025, we averaged 12 listings. We are going into 2026 with a continuation of historically low inventory – only 5 homes for sale. We expect to see 10-15 listings on average in 2026 – similar to last year.

Mortgage Rates: 32% of Sugarloaf Buyers paid cash in 2025. That means 68% used a lender! Even cash Buyers are somewhat influenced by the factors controlling mortgage rates. Rates are currently in high 5% to low 6% range. This has fueled a slight increase in Buyer demand Analysts expect mortgage rates to hover in the low 6%/ high 5% range for 2026. We believe the new Fed Chairman and the politics of mid-term elections will create a lot of pressure to lower mortgage rates more aggressively. This is a mixed blessing as lower interest rates could re-fuel inflation which will keep mortgage rates higher. If rates move into the low to mid 5% range, Buyer demand will dramatically increase. Also, more Sellers will be willing to give up their very low mortgage rates to buy another home.

If we look back, mortgages rates of 5-6% are below the historical average of 8%. We were spoiled with mortgage rates in the 3-4% range and those are not likely to return. How many remember the early 80s with mortgage rates of 16%-18%? People still bought homes. Owners wrote off the mortgage interest on their taxes and still made positive gains on real estate!

K-Shaped Economy

For 2026: Compass predicts that 2026 will be a K-shaped economy. The older/ more affluent will enjoy positive gains and the younger/ lower income cohort will face financial pressures. First-Time Buyers are struggling to purchase homes. Remember the early 2000s? The average price of an entry level home was around $250,000. The average age of first time Buyers was 25 and this group represented almost 50% of all Buyers. Today, First-Time Buyers have dropped to 21% and the average age is 40 years old!

Home Values: U.S. home values have risen dramatically over time. Sugarloaf Country Club home values increased 5.7% in 2025 and 79% from pre-Covid levels! Home values are driven by supply and demand. As discussed, we expect the Sugarloaf supply (inventory) to average 10-15 homes per month. If mortgage rates remain in the high 5% range, this should produce enough demand for a balanced market in 2026. If mortgage rates dip into the low 5% range, demand will accelerate and Sellers will benefit. Another factor to consider is the concept of “desirable inventory.” Most Buyers want homes that are updated and move-in ready Most Sugarloaf homes are now 20-25 years old and not updated. Preparing your home to sell is critically important. Homes that are updated and feature more desirable attributes will sell quicker and for higher values.

Nationally, home values are expected to be relatively flat in 2026. Many markets are seeing rising inventory. Some markets (i.e. Austin, Florida) where values escalated dramatically are seeing the advantage swing back to Buyers as days on market rise and Sellers have to become more competitive.

Increasing Days on Market: The days on market increased substantially in 2025. Sugarloaf Country Club closings had an average of 70 days in 2025 – up from 34 last year. This is actually lower than the reality as some sellers took their properties off the market several times or changed agents. These actions can restart the days on market clock. Several listings have been on and off the market for over 2 years! See the chart below for days on market by state. We expect the days of market for 2026 to be very similar to 2025.

Sellers On The Move: There will always be the normal reasons why people sell their homes. In 2020 and 2021, we saw many Sugarloaf homeowners sell to take advantage of the rise in home values during Covid. This initial wave was primarily people who already had second homes or had a specific place to go. Once this group was gone, we were back to the normal moving cycles. We also had many Sugarloaf homeowners who wanted to sell but have a very low mortgage rate that they are hesitant to give up. Others simply cannot find the right home to make a move. This is why the inventory has been so low.

NAR reports the following highlights for Sellers in 2025:

• The average age of Sellers was 64 – the highest ever recorded!

• 61% of Buyers were married – up from 69% in 2024

• The % of Buyers with children under 18 decreased to 24%. It was 58% in 1985.

• The #1 reason for selling was to be closer to family and friends

• Owners stayed in their homes an average of 11 years. New Buyers expect 15 years.

• The average age of Buyers set another record at 62 – up from 56 in 2024.

• First-Time Buyers increased to age 40 – up from 38 in 2024.

Confidential and Protected. Reproduction is Strictly Prohibited.

Are More Buyers Coming: Georgia ranked #1 for the 12th year in a row as the top state to do business by site selection magazine. Metro Atlanta continues to rank as one of the top metro areas to live and work. However, Realtor.com recently released their predictions for Top Housing Markets for 2025 and Atlanta dropped out of the Top 10. Moody’s Analytics predicts that Metro Atlanta is the #7 metro for in-migration over the next 5 years However, other reports show that the migration to the sunbelt has significantly slowed. We continue to see Buyers come to Sugarloaf from other markets around the country – but the pace has slowed. Given our low inventory, we still have plenty of Buyers for the available homes. The bigger issue is that these Buyers are struggling to find the homes they want to buy.

Foreclosures and Short Sales: Sugarloaf Country Club had zero foreclosure sales in 2025. There is one property in the process of foreclosure but it has not sold yet. Though foreclosures are increasing, analysts do not expect a major surge of foreclosures and short sales in 2026. The highest increases are in Texas, Florida, South Carolina, California, Illinois and New York. Yes, we should have all bought more real estate back in 2008-2012!

Home Equity At All-Time High: According to the FHFA, 86% of homeowners have at least 30% equity in their homes. Nearly 40% of Americans do not have a mortgage at all. Since Covid, Sugarloaf homes values have increased 79% The result - home equity for Sugarloaf homeowners is at an all-time high. Yes, this is “paper money” unless you sell or leverage a home equity loan. However, it sure feels good! Remember the great real estate recession? Those equity losses were also “paper money” but that did not feel very good!

Gwinnett County Property Taxes: The good news is our home values are up. The bad news is our property taxes are also up. Property taxes account for around one third of all Gwinnett County revenues so it gets a lot of attention Gwinnett County is seeing record property tax revenues but our government is not very good at returning these surpluses to the taxpayers. At least we are not in Fulton County with the highest property taxes in Georgia and arguably the worst services being provided. Here are a few reminders where you may be able to save some money on your property taxes.

• SR1 Regular Homestead Exemption – Available in the first full year after you purchase a property. You must apply prior to April 1st of the first year after purchase. Once you obtain the exemption, you do not need to renew.

• L5A Senior School Exemption – Seniors age 65 and older prior to 1/1/26 can eliminate the school portion of your property tax which is approximately 60%. The income limit is $124,648 in 2026. Note: You only have to qualify once. Some owners have been creative about structuring their income and the person on the deed to obtain this exemption.

• Solid Waste Discount – This is a small exemption available for taxpayers over age 62. No income limit.

Information Confidential and Protected. Reproduction is Strictly Prohibited.

Top 5 Predictions for Sugarloaf Country Club Real Estate

The last few years have seen the tale of two different markets for Sugarloaf Country Club real estate. Most homes that have been extensively updated or newer have sold quickly and for higher prices. Homes that are not updated are taking longer to sell and often having to reduce prices to be more competitive. Overall, the low inventory has helped Sellers benefit from record home prices. As we look at 2026, we expect more of the same.

The 2026 listed inventory will be similar to 2025 but not return to pre-pandemic levels. We averaged 5 listings in 2021-2023, 15 in 2024 and 12 in 2025. Normal monthly listings were in the 30-40 range prior to the pandemic. We are starting the year very low with only 4 listings (3 were just expired and expected to relist). This spring, we expect to see 15-20 listings. Sugarloaf has significant numbers of potential Sellers but they cannot find a better place to live. We will see people continue to move for the normal reasons – closer to family, marriage, job changes, first-time buyers, move-ups, downsizing, divorce, death and more!

What year had the most average listings in Sugarloaf?

Answer: 2009 - average of 134 listings per month

We predict that there will be approximately 35-40 homes closed in 2026 – slightly higher than 2025. Most Sellers listed their homes in 2025 for a normal life event. We expect a similar pattern this year with a very slight increase. In 2026, many Buyers will continue to struggle to find their desired homes. Most Buyers want homes that are more modern and updated. The inventory for those types of homes is very limited. Other Buyers will be restrained by high mortgage rates. Higher home prices will eliminate many Buyers in the lower end. We do not expect to see any more homes sold under $1.2 million. If mortgage rates fall into the low 5% range, we will see more closings. If mortgage rates remain in the high 5%/ low 6% range, we will see fewer closings.

While we expect the national market to be relatively flat or slightly decline, each local market is different. Georgia is also likely to be flat for 2026 since inventory is higher in many areas of the state. Sugarloaf Country Club is expected to outperform the national and state results since we expect our inventory to remain very low (10-15 listings on average). If that were to change and inventory was higher, these results could be very different. We expect the rate of home value increases in Sugarloaf to be slightly less than last year which was 5.7%. The key drivers to watch will be the inventory levels and mortgage rates

Fun Fact:

What are the markets with the highest inventory around the country?

Answer: Mostly the sunbelt and resort markets. The markets that increased very quickly during Covid are now correcting. Rising inventory and fewer Buyers are making many of these areas more affordable in 2026.

Ultra-luxury homes will remain popular in 2025. We have some incredible ultra high-end homes in Sugarloaf Country Club. There are many beautiful homes over 10,000 square feet and 4 have over 20,000 square feet. Some properties have unique locations that cannot be reproduced. These homes have been in high demand during the past few years with high-networth Buyers. We expect to see strong interest for these types of properties in 2026

Fun Fact: What were the most expensive resale homes sold in Sugarloaf Country Club?

$6,000,000 – 2233 Grady Ridge Trail, 2024

$4,500,000 – 2925 Darlington Run, 2025

$4,000,000 – 2453 Delbarton Place, 2020

*Does not include some new construction homes that are not reported publicly

Homes that are updated with more modern interiors will sell faster and for the most money in 2026. We interact with Sugarloaf Buyers every day. We understand what they are looking for and the struggles they face to find the right properties. The majority of Sugarloaf Buyers are looking for more modern interiors versus traditional interiors. Buyers are calculating the cost to update kitchens, update bathrooms, remove moldings & columns, refinish floors, change carpets to hardwood floors, update light fixtures and more. Their offers will reflect lower prices to offset these costs and the hassle of renovations. That said, there are some Buyers who still prefer a more classic interior – there are simply fewer of these Buyers. Staging is a great option to give a traditional home a more modern/ transitional look and can be far less costly than a major renovation. We have excellent staging partners and this has made a significant difference for our clients.

COMPASS IS RANKED

#1

IN REAL ESTATE

• Compass has been ranked the #1 Brokerage in the nation for the past 4 years and will be again in 2026!

• Compass is the #1 luxury real estate provider in Metro Atlanta for the past 2 years!

• Compass acquired Beacham Properties in March, 2024.

• Compass acquired @properties in December, 2024 which included Ansley Real Estate and Christies International.

• Compass acquired Anywhere brands on January 9th , 2026. This is the holding company for a range of real estate brands including Sotheby’s International Realty, Coldwell Banker, Corcoran, Better Homes & Gardens, Century 21, ERA and more. This acquisition makes Compass the largest real estate company in the world with over 340,000 agents!

“We chose to affiliate with Compass because they can help us deliver more advantages to our clients. The Compass agent network is the best in the business with over 40,000 of the most productive agents in the business. In Atlanta, Compass is the clear leader in luxury sales which allows us to leverage our local network for more Buyers on our listings. These recent acquisitions will only enhance our advantages. Smaller brokerages simply do not have the money and resources. Contact us to learn more about the Compass Advantage!”

Tony & Mary Floyd Founding Partners Floyd Real Estate Group

THE COMPASS NETWORK!

Floyd Real Estate Group is proud to be affiliated with COMPASS, the largest real estate brokerage in the industry. COMPASS is #1 or #2 in over 40 major markets. We had the opportunity to affiliate with any brokerage and chose COMPASS to deliver more advantages for our clients. COMPASS has the industry’s largest network of over 40,000 productive agents representing celebrities and high-net-worth clients across the country. Here are just a few examples:

Floyd Real Estate Group is led by Founding Partners, Mary Floyd and Tony Floyd. With over 500 successful luxury closings, we have the skills and experience to help our clients achieve the best results. Ali Floyd has joined our team and will focus on new construction clients and first time Buyers and Sellers.

Now more than ever, the concept of home has significant meaning to us all. Home is where memories are made. That is why we support the Compass mission to help people find their place in the world and are excited to be affiliated with such an innovative company and the largest network of productive agents in the business.

Floyd Real Estate Group specializes in serving luxury clients in the Intown and North Atlanta markets. We also represent strategic new construction clients and resale clients for general properties across greater Metro Atlanta, the North Georgia mountains, lake properties, beach properties and investment properties. Our clients become part of our family and closest lifelong friends. We look forward to enjoying many great experiences as we grow together in the future.

COMPASS CARES

COMPASS Cares contributes funds and skillsbased volunteering to local organizations.

Floyd Real Estate Group is a proud supporter of the Women’s Club of Sugarloaf Country Club Charities including Duluth Co-Op, Mosaic Georgia, Home of Hope, Rainbow Village and the Special Needs School of Gwinnett. We also support the Knox Martin Foundation.

We were honored that COMPASS has made substantial donations to Rainbow Village on our behalf. Mary Floyd serves on the Sugarloaf Country Club Charity Board and is the resident sponsor for Rainbow Village. Rainbow Village is a wonderful organization here in Duluth that supports homeless families and helps give them a path forward in life. Giving back and being involved in our community is an important aspect of our lives.

2026 Is Going To Be An Exciting Year!

COMPASS ATLANTA

Buckhead Office: 3107 Peachtree Road NE, Suite A-1, Atlanta GA 30305

Intown Office: 1409 Peachtree St NE, Atlanta, GA 30309

Cobb Office: 4901 Olde Towne Parkway, Suite 301-S, Marietta GA 30068

North Atlanta Office: 2475 Northwinds Parkway, Suite 300, Alpharetta GA 30009 Ali Floyd

.floyd@compass.com