One in five Buckhead homes sold in the first half of 2026 never appeared on the MLS. Not on Zillow, not on a yard sign — 224 sales and roughly $298 million in volume, visible only in the deed records and to brokers in the know.
At the top of the market, the share doubles: four of the half’s ten largest home sales closed entirely in private. That is the headline finding of Buckhead.com’s proprietary first-half research, which matches recorded deeds against MLS activity across three counties. But the data confirmed something else — something I felt on the ground before I could measure it. After the strongest five-month start of my twenty-year career, the market shifted in late May. Phones got quieter, showings thinned, and leverage began moving toward buyers in the price tiers where Buckhead’s biggest deals live. This report covers both stories: the market you can see and the one you can’t.
On paper, the first half looks strong all the way through — April, May and June were three of the biggest closing months of the year. But closings are a lagging indicator. A June closing usually reflects an April decision. To see what buyers are doing right now, you have to look at new contracts written each week, and there the spring peak is unmistakable. Single-family contracts topped out the week of April 27, fell by nearly half, and settled into a slower rhythm through June. Some of that is the normal seasonal curve. The rest of it is the shift I was feeling in my own business.
The interesting part is that demand didn’t disappear. Luxury demand actually strengthened: June produced ten single-family contracts above $3 million, up from four a year earlier. What changed is the supply at the top. The overall single-family market remains balanced, with about 285 homes available — essentially unchanged from last June — at 4.4 months of supply, the same figure metro Atlanta reports. Above $3 million, though, Buckhead now has 100 active listings absorbing fewer than nine sales a month, which works out to 11.4 months of supply, up 16% from a year ago. Above $2 million, supply has climbed past eight months. Condos and townhomes stand at 781 active listings, about 10.4 months at the current pace.
That is the change I felt in late May: leverage moving toward buyers where the biggest deals live. For sellers, it means pricing more sharply and planning for more patience. For buyers, especially above $2 million, it means more choices than they have had in years.
Buckhead.com Data
The Buckhead Market, Charted
Sales, dollars and the hidden market, month by month.
Single-family — first half 2026
MLSOff-market
Single-family sales — MLS plus off-market deals surfaced by our deed research. Hover any month.
H1 2025H1 2026
All home sales by segment (MLS + off-market)
Average sale price by segment (MLS + off-market)
These bars include the hidden market. Single-family volume hit $1.02 billion (+5.2%) across 541 sales; condos fell to 389 sales (−17%); townhomes held steady at 151. All three segments together: roughly 1,080 transactions and $1.3 billion.
Share of single-family sales that never hit the MLS — first half 2026
Discretion concentrates where the dollars are largest.
136 single-family homes — $247 million — changed hands without ever hitting the MLS in the first half of 2026.
Source: FMLS closed-sale data and proprietary Buckhead.com off-market deed research. Data through June 30, 2026 (deeds recorded through July 10; pulled July 14, 2026); off-market counts rise as deeds record.
The Hidden Fifth of the Market
These off-market figures come from research we conduct ourselves for Buckhead.com — matching recorded deeds and transfer-tax filings from Fulton, Cobb, and DeKalb counties against MLS activity. You will not find that match on Zillow or in a standard brokerage report, which is also why this article skips days-on-market and list-to-sale ratios: those statistics only measure the visible market.
The share climbs with price. Four of this half’s ten largest home sales — 40% — were off-market, up from two of ten a year ago. Roughly 30% of the top condo and townhome sales traded the same way. Above $2 million, sellers who value discretion often try a private channel first — and in Buckhead, the channel often works. My own off-market sales run well above the market norm, a function of two decades of depth in this market and the proprietary media channels behind this report, Buckhead.com and The Buckhead Paper, which together reach a highly concentrated and targeted pool of buyers, both local and those relocating here.
Off-market isn’t right for every seller — it trades maximum public exposure for privacy and has to be executed well, or it simply will not work. The stakes extend beyond any one transaction: the industry is fighting in federal court over the very existence of private listings, with a hearing on Zillow’s policies toward Compass and MRED private inventory running July 1–7. In Buckhead, that debate isn’t abstract — private sales are already a fifth of our market.
Where Did the Trophy Sales Go?
There is a second story inside the top-ten list: for the first time since the second half of 2023, a half-year passed without a single sale above $10 million.
The last trade in that territory was 2042 West Paces Ferry Road at $10.0 million in August 2025 — itself an off-market sale. The last above $14 million was the $15.75 million resale at 3391 Tuxedo Road in February 2025.
Read that as a pause, not a retreat. The dollars simply moved down a shelf: the $5–10 million band posted 18 sales in the first half, close to the record of 20 set in the second half of 2025. Trophy owners are choosing to wait for their number, and trophy buyers are shopping the deepest $5–10 million selection Buckhead has offered in years.
I expect this drought to break soon — and in a big way. I am currently representing some fantastic properties between $10 million and $20 million, several with multiple interested buyers circling.
Buckhead’s Top 10 Home & Condo Sales — First Half 2026
Everybody loves a look at the biggest tickets — so without further delay (or another statistic), here they are: Buckhead’s top sales of the first half, broken down by single-family homes versus condos and townhomes, in all their glory.
Top 10 Buckhead Single Family Home Sales — First Half 2026
Sold June 9, 2026 · 6 BR, 7 full/3 half BA · 14,779 sq ft · 2.3 acres · Sandy Springs ITP
Reportedly the priciest home sale in Sandy Springs history: this 2023 Castro Design Studio estate (pickleball court, enclosed sports field, indoor kids’ gym with a foam pit) traded for $7.145 million in April 2024 and resold twenty-six months later for $9.75 million — 36% appreciation. (Listing courtesy of Atlanta Fine Homes Sotheby’s International Realty.)
Top Buckhead real estate sale #1: 1165 Garmon Road, Atlanta, GA 30327 — sold for $9,750,000 in first half 2026.
Sold June 5, 2026 · 7 BR, 10 full/3 half BA · 14,918 sq ft · 6.58 acres · Sandy Springs ITP
Nearly seven gated acres with a private lake, dock, and woodland trails — a Greg Busch–designed 2021 compound with two guest homes, an elevator from attic to basement, and resort-scale recreation minutes from Buckhead. Land at a scale this corridor almost never offers anymore. (Listing courtesy of Berkshire Hathaway HomeServices Georgia Properties.)
Top Buckhead real estate sale #2: 4725 Northside Drive, Atlanta, GA 30327 — sold for $9,292,500 in first half 2026.
Sold February 25, 2026 · 7 BR, 6 full/3 half BA · 10,000 sq ft · 1.53 acres · Tuxedo Park
Brand-new 2025 construction on one of Tuxedo Park’s most storied streets — exterior architecture by William T. Baker, interiors by SOURCE, built by Cole Construction in an English-manor idiom. Proof that buyers still pay decisively for new product on a premier Buckhead lot. (Listing courtesy of Ansley Real Estate | Christie’s International.)
Top Buckhead real estate sale #3: 41 Blackland Road, Atlanta, GA 30342 — sold for $8,295,000 in first half 2026.
Closed April 3, 2026 · ~11,100 sq ft · 4.84 acres · Paces · Off-market
Nearly five private acres in Paces — main house, guest house, pool house, pond, and lighted tennis — custom-built in the early 2000s and fully renovated in 2022–23. Traded privately in April with no sign and no MLS listing; the fourth-largest Buckhead home sale of the half never appeared on Zillow.
Top Buckhead off-market sale #4: 3785 Paces Ferry Road NW, Atlanta, GA — $8,250,000, first half 2026.
5245 Kenbrook Way, Sandy Springs / Buckhead, GA 30327
$7,840,000
Sold April 28, 2026 · 6 BR, 7 full/4 half BA · 11,066 sq ft · 2.31 acres · Sandy Springs ITP
The most unusual repeat sale on this list: a European-inspired Harrison custom on about two private acres that sold in July 2025 for $7,840,000 and again in April 2026 for exactly $7,840,000 — identical to the dollar nine months apart. (Listing courtesy of Ansley Real Estate | Christie’s International.)
Top Buckhead real estate sale #5: 5245 Kenbrook Way, Sandy Springs / Buckhead, GA 30327 — sold for $7,840,000 in first half 2026.
Closed February 5, 2026 · ~9,210 sq ft · 1.99 acres · Tuxedo Park · Off-market
A Woodhaven Estates estate on one of Tuxedo Park’s signature lanes — closed in February without a day on the MLS. Quiet money on a quiet street: one of Buckhead’s top off-market home sales of 2026.
Top Buckhead off-market sale #6: 3470 Tuxedo Road NW, Atlanta, GA — $7,500,000, first half 2026.
Closed March 12, 2026 · ~1.7 acres · Tuxedo Park · Off-market
A 1949 Tuxedo Park estate sold off-market in March — matched quietly, closed without a sign in the yard. Mid-century bones on a premier Buckhead street, still trading at the very top of the off-market ledger.
Top Buckhead off-market sale #7: 20 Valley Road NW, Atlanta, GA — $7,260,000, first half 2026.
8
#8 · Sold Off-Market · Buckhead
4567 Stella Drive, Atlanta, GA
$6,350,000
Closed June 22, 2026 · New construction · Sandy Springs ITP · Off-market
A just-completed new build near Chastain Park (Sandy Springs ITP on our neighborhood map) — the county still typed the parcel as vacant land when the June deed recorded a $6.35 million closing on a home that never listed. Classic off-market new-construction Buckhead: finished product, zero public marketing.
Top Buckhead off-market sale #8: 4567 Stella Drive, Atlanta, GA — $6,350,000, first half 2026.
439 Tara Trail, Sandy Springs / Buckhead, GA 30327
$5,995,000
Sold June 26, 2026 · 8 BR, 9 full/3 half BA · 11,706 sq ft · 1.96 acres · Sandy Springs ITP
A gated 2016 European-style estate (eight bedrooms, seven fireplaces) that closed in the final week of the half — big house, big land, big finish. Rounds out Buckhead’s top 10 home sales for H1 2026. (Listing courtesy of Ansley Real Estate | Christie’s International.)
Top Buckhead real estate sale #9: 439 Tara Trail, Sandy Springs / Buckhead, GA 30327 — sold for $5,995,000 in first half 2026.
Sold March 6, 2026 · 5 BR, 6 full/1 half BA · 7,500 sq ft · 0.47 acres · Historic Brookhaven
New 2025 construction in Historic Brookhaven — and the 2025 Atlanta Homes & Lifestyles Holiday Show house — at $773 per square foot. The new-build premium holding at the entry to Buckhead’s top home sales list. (Listing courtesy of HOME Luxury Real Estate.)
Top Buckhead real estate sale #10: 4238 Club Lane, Atlanta, GA 30319 — sold for $5,800,000 in first half 2026.
Sold June 23, 2026 · 4 BR · 4,527 sq ft · The Charles top-floor penthouse (1 of 3) · Buckhead Village
The top Buckhead condo sale of the first half of 2026 — a top-floor penthouse at The Charles (one of three penthouses on floor 18, not a full-floor plate), with three terraces, a private theater, Gaggenau kitchen, and four deeded parking spaces. (Listing courtesy of Compass.)
Top Buckhead real estate sale #1: 3107 Peachtree Road PH2003, Atlanta, GA 30305 at The Charles — sold for $4,400,000 in first half 2026.
Closed April 28, 2026 · St. Regis Residences · Buckhead Village · Off-market condo
The second-largest Buckhead condo sale of the half — a private residence inside the St. Regis Hotel & Residences at 88 West Paces Ferry, with hotel-amenity access (Pool Piazza, spa, Athletic Club, Atlas). Same tower that set Georgia’s condo record near $14 million in 2019.
Top Buckhead off-market sale #2: 88 W Paces Ferry Road #1830, Atlanta, GA 30305 at St. Regis Residences — $4,250,000, first half 2026.
2425 Peachtree Road #1004 & #1005, Atlanta, GA 30305
The Dillon · Buckhead, Atlanta
$3,950,000
Sold January 30, 2026 · 5 BR combined · 4,432 sq ft · The Dillon · Peachtree Hills
Two side-by-side units combined into what the listing called the largest custom residence in The Dillon — dual primary suites, a third-floor guest suite, and four side-by-side parking spaces with direct building access. Two units, one contract, one owner. (Listing courtesy of HOME Luxury Real Estate.)
Top Buckhead real estate sale #3: 2425 Peachtree Road #1004 & #1005, Atlanta, GA 30305 at The Dillon — sold for $3,950,000 in first half 2026.
A Regents Park townhouse at 2440 Peachtree (Pak-Heydt–designed gated enclave with 24-hour security and a private park) that closed off-market in March — ten days before its neighbor at #7 sold on-market for $2.85 million.
Top Buckhead off-market sale #4: 2440 Peachtree Road NW Lot 6, Atlanta, GA 30305 at Regents Park — $2,995,000, first half 2026.
Sold February 27, 2026 · 3 BR · 3,867 sq ft · The Charles · Buckhead Village
Another Charles residence a few floors below the top-floor penthouses — same Loudermilk tower, same Pedini/Gaggenau finish language, same Peachtree Road buyer appetite for finished Buckhead condo product. (Listing courtesy of Atlanta Fine Homes Sotheby’s International Realty.)
Top Buckhead real estate sale #5: 3107 Peachtree Road #1702, Atlanta, GA 30305 at The Charles — sold for $2,985,000 in first half 2026.
Sold March 20, 2026 · 3 BR · 3,867 sq ft · The Charles · Buckhead Village
Same Charles floor plan as #1702, sold three weeks apart for $35,000 less — the cleanest same-building Buckhead condo comp of the half. (Listing courtesy of Ansley Real Estate.)
Top Buckhead real estate sale #6: 3107 Peachtree Road #1402, Atlanta, GA 30305 at The Charles — sold for $2,950,000 in first half 2026.
Sold March 26, 2026 · 5 BR · 4,827 sq ft · Regents Park townhome · Peachtree Heights West
On-market Regents Park townhouse at 2440 Peachtree — the MLS twin to the off-market Lot 6 sale ten days earlier, same gated Peachtree Road enclave. (Listing courtesy of Dorsey Alston.)
Top Buckhead real estate sale #7: 2440 Peachtree Road #9, Atlanta, GA 30305 at Regents Park — sold for $2,850,000 in first half 2026.
229 Peachtree Hills Avenue #127, Atlanta, GA 30305
Peachtree Hills Place Senior Living Community · Buckhead, Atlanta
$2,850,000
Closed June 9, 2026 · Peachtree Hills Place Senior Living Community · Peachtree Hills · Off-market condo
Matched and closed in June without ever hitting the MLS — tied for seventh on the attached list. Unit #127 sits inside Peachtree Hills Place, Buckhead’s amenity-rich independent and continuing-care senior living community (55+) at 229 Peachtree Hills Avenue — dining, heated pool, croquet lawns, fitness, and on-site market included.
Top Buckhead off-market sale #7: 229 Peachtree Hills Avenue #127, Atlanta, GA 30305 at Peachtree Hills Place Senior Living Community — $2,850,000, first half 2026.
A Peachtree Road penthouse at 2828 Peachtree that closed in late May — compact two-bedroom footprint with a top-floor premium among Buckhead’s condo sales. (Listing courtesy of Berkshire Hathaway HomeServices Georgia Properties.)
Top Buckhead real estate sale #9: 2828 Peachtree Road PH3300, Atlanta, GA 30305 — sold for $2,750,000 in first half 2026.
A large Peachtree Road townhome (~6,000 sq ft) that closed in early April — square footage doing the work at this price point on Buckhead’s top attached-sales list. (Listing courtesy of Keller Williams Realty Perimeter.)
Top Buckhead real estate sale #10: 2640 Peachtree Road #3, Atlanta, GA 30305 — sold for $2,600,000 in first half 2026.
Sold March 6, 2026 · 5 BR · 6,934 sq ft · St. Andrews · Buckhead Village
St. Andrews townhome on Dovecrest — exact-dollar tie at the bottom of the attached list, and the larger of the two $2.6 million closes (~6,900 sq ft). (Listing courtesy of Atlanta Fine Homes Sotheby’s International Realty.)
Top Buckhead real estate sale #10: 201 Dovecrest Drive, Atlanta, GA 30305 at St. Andrews — sold for $2,600,000 in first half 2026.
FMLS closed sales and proprietary Buckhead.com deed research (Fulton, Cobb, and DeKalb counties) through June 30, 2026; deeds recorded through July 10, 2026. Off-market classification: a recorded residential sale with no matching MLS listing within 180 days. June 2026 counts may rise slightly as late recordings land — the 20.7% share is conservative. National figures: NAR Existing-Home Sales (July 9, 2026); Freddie Mac Primary Mortgage Market Survey; Atlanta REALTORS/FMLS June 2026 summary.
Featured properties
Click here or on any of the homes below to see the best homes for sale and coming soon to the market in Buckhead. Featured properties are brought to you by Buckhead’s top real estate broker, Ben Hirsh.
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Featured properties
Click here or on any of the homes below to see the best homes for sale and coming soon to the market in Buckhead. Featured properties are brought you by Buckhead’s top real estate broker, Ben Hirsh.
