If you are shopping homes in Roswell, Georgia and someone tells you to look at Martin’s Landing, they are pointing you at 1,030 acres in East Roswell holding roughly 1,964 homes, a private 53 acre lake, three pool complexes, fifteen tennis and pickleball courts, a lodge on the Chattahoochee River, and an elementary school inside the neighborhood itself. It is one of the largest master planned communities in the city and has been operating since the 1970s.

That scale is the reason it belongs on your list, and it is also the reason a casual drive through will mislead you. Martin’s Landing is not one subdivision. It is twelve of them under a single master association, with housing that runs from condominiums in the low $200,000s to large single family homes near $800,000. What you pay in dues, which rules apply to your renovation, and what your resale comps look like all depend on which of the twelve you buy into.

This guide covers what the neighborhood is, what it costs, what the amenities include, which schools serve it, and what to verify before you write an offer. If you are still comparing cities, our Roswell relocation and local coverage and our look at how the Roswell Georgia Community group keeps residents plugged into city news pair well with this one.

Understanding Martin’s Landing

It is a planned unit development, not a subdivision. The community sits on 1,030 acres between Holcomb Bridge Road and the north bank of the Chattahoochee River, entirely inside Roswell city limits. Development began in the 1970s, and real estate data sources commonly date establishment to 1977. Public reporting and the association’s own materials put the unit count at 1,964 across twelve neighborhoods, covering single family homes, patio homes, condominiums, townhomes and apartments.

One master association sits over twelve sub-associations. The Martin’s Landing Foundation is a nonprofit corporation made up of all property owners in the community. It owns and maintains the lakes, greenbelts, trails and recreation facilities, and it exercises architectural control over site and structure improvements across the whole PUD. Each of the twelve neighborhoods also has its own association. Membership in the master association is mandatory.

The land is the product. Creeks, ponds and greenbelt run through the community, and a substantial share of lots back up to green space rather than to another house. The association describes the setting as a wooded environment with heron, deer and fox on the property. That greenbelt structure is what separates Martin’s Landing from most Roswell neighborhoods at a comparable price point, and it is what the dues pay to maintain.

Where it sits. The main entrance is on Holcomb Bridge Road at a traffic light, with additional entrances on Riverside Drive and one off Eves Road. Downtown Roswell and Canton Street are roughly four to five miles west, and Georgia 400 is immediately accessible from Holcomb Bridge Road.

At a Glance: Martin’s Landing by the Numbers

	Detail
Location	East Roswell, between Holcomb Bridge Road and the Chattahoochee River, Roswell city limits, 30076
Size	1,030 acres
Homes	Approximately 1,964 units
Structure	12 neighborhoods under one master association plus individual sub-associations
Era built	Development began in the 1970s; commonly dated to 1977 and continuing into the 1980s
Housing types	Single family, patio homes, townhomes, condominiums, apartments
Lake	Martin Lake, listed at 53 acres by the association, with a 2.4 mile walking path
Pools	Three: River Pool at the River Lodge, Lake Pool at the Lake Pavilion with a baby pool, North Pond Pool
Racquet sports	Three tennis and pickleball facilities, 15 courts total, 2 of them clay
Other amenities	River Lodge on the Chattahoochee, playgrounds, open play fields, greenbelt trails, docks and boat launch for non-motorized craft
Schools	Esther Jackson Elementary (inside the neighborhood), Holcomb Bridge Middle, Centennial High
Master HOA assessment	$725.50 annually per the association’s published disclosure, billed in one January installment. Confirm the current figure.
Management	Homeside Properties since January 1, 2024, with an onsite manager at the Lake Pavilion, 9205 Martin Road
Median sale price	$569,808 in May 2026, up 9.7 percent year over year, per Redfin
Days on market	Roughly 36 days for single family homes per Homes.com

Figures current as of September 2026. Market data and assessments change. Refresh before reshare.

The Twelve Neighborhoods Inside Martin’s Landing

Buyers routinely shop “Martin’s Landing” as a single market. The sub-neighborhoods have different lot sizes, price bands, sub-association dues and character.

North Shore was the first neighborhood built, with 176 single family homes. Almost all of its lots border greenbelt, and it walks to Martin Lake, the pools and the river.

Parkside has roughly 150 single family homes established in the early 1980s and sits within walking distance of the pools, lake, trails, playgrounds and Esther Jackson Elementary.

Six Branches is one of the largest neighborhoods in the community, with larger lots and more contemporary homes. Its back entrance to Eves Road is the fastest way out toward East Roswell Park, the East Roswell library, Peachtree Corners and Johns Creek.

South Shore has the biggest lots and generally the largest homes in Martin’s Landing, built to work with the topography and existing trees.

The remaining neighborhoods include Hillside, East Hillside, Lakeview, North Pond, The Landings townhomes, Wynfield Gables and the condominium communities. Naming and spelling vary across third party real estate sites, so confirm a listing’s sub-association against the association’s own neighborhoods page. North Pond has a second, smaller lake.

Why this matters for your offer. Two homes 600 feet apart can sit in different sub-associations with different dues, covenants and resale comps. Have your agent pull comps by sub-neighborhood, not by the master community name.

Martin Lake and the Amenities

The lake is private. Martin Lake is listed at 53 acres by the Martin’s Landing Foundation and is used for non-motorized boating, kayaking, canoeing, paddle boarding and catch and release fishing, all reserved for the community. A 2.4 mile walking path circles the water and residents paddle out to Duck Island. Boat registration and common area parking tags go through the onsite property manager.

Note the lake size discrepancy. You will see Martin Lake described as 46, 53 and 55 acres depending on the source. The Atlanta Journal-Constitution used 46 acres in its dam coverage and again in its 2019 story on the settlement with the city, the association’s own website uses 53, and some real estate marketing uses 55. Use the association figure. Surface area on a dammed lake also moves with sediment and water level, which is not a trivial detail here. More on that below.

Three separate pool areas. The River Pool sits at the River Lodge on the Chattahoochee. The Lake Pool at the Lake Pavilion is a six lane pool with a baby pool and a covered area overlooking the tennis courts. The North Pond Pool serves the North Pond recreation area. The Martin’s Landing Dolphins is the community swim team, and there is an adult team as well.

Racquet sports are a genuine draw. Three facilities, fifteen courts with two clay, ALTA and USTA teams at most levels, coaching through Oz Academy, summer intraclub leagues, and regular pickleball open play and round robin mixers. If you play, this is one of the deeper programs in North Fulton inside a residential community.

The River Lodge is the newest major facility, sits directly on the Chattahoochee, and is available for rental by residents in good standing only. Recreation memberships are available to non-residents, worth knowing if you land nearby but want lake and pool access.

What It Actually Costs

The master assessment. The association’s published disclosure lists the master assessment at $725.50 per year, due in a single January installment, with mandatory membership. That figure comes from the association’s realtor disclosure document and is not a current-year number. Get the 2026 figure in writing from the management company before you go under contract.

Sub-association dues stack on top. The association’s realtor information states that sub-association assessments depend on the sub-association. This is the most commonly missed cost here. Your total annual obligation is master plus sub. Third party sites often quote a monthly HOA figure pulled from a condominium listing, which is a sub-association number and not comparable to a single family home in North Shore.

Special assessments happen. The association ran a special assessment for River Pool facilities renovations, approved by owner vote. Ask the management company for the history of special assessments over the last ten years and whether any are in effect or under consideration. A community with this much shared infrastructure always has a capital pipeline.

Recent capital work. The association reports new sea walls around the lake and describes the River Lodge as a recent build. Those are the projects assessments fund, which is why the reserve study matters.

Architectural review is real. The foundation reviews site and structure improvements. If your plan involves an addition, a fence, a color change or tree removal, read the ARC guidelines before you close, not after.

Management. Homeside Properties took over effective January 1, 2024, with an onsite property manager at the Lake Pavilion, 9205 Martin Road. Owners use the TownSq portal for maintenance items, pool and tennis updates and document access.

The Lake and the Dam: The Part Most Guides Skip

Martin Lake sits behind a private earthen dam. The dam was built in the late 1960s. The AJC described it as roughly 30 feet high and 800 feet long, grass covered, with a walking path along the top and concrete spillways on either side. Water from the lake runs about a quarter mile to the Chattahoochee.

The community and the state spent years in conflict over dam repairs. Georgia Safe Dams first pressed for major repairs in 1998 and issued an administrative order in 2007. The dispute was still unresolved in 2010, when residents put the potential repair cost around $3 million and the association declined to confirm a figure. A state program manager noted then that the dam was unusual because a large group of homeowners owns it rather than an individual or small entity.

The city settlement in 2019. Roswell agreed to pay the Martin’s Landing Foundation $500,000 to settle a dispute over upkeep of Martin’s Lake and North Pond. Per the settlement agreement approved by City Council, the foundation had spent more than $4.5 million on its lakes and was at odds with the city under Roswell’s Lakes and Ponds Partnership Policy over dredging and related costs. Roswell paid without admitting liability, the foundation released claims for erosion and sedimentation existing as of that date, and the foundation agreed to let the city use the lake and pond as part of its stormwater management system with an easement for inspection and emergency work.

What this means if you buy here. None of this is a reason to avoid Martin’s Landing. It is a reason to read the resale package instead of skimming it. The lake, the dam and the ponds are owner funded infrastructure that roughly 1,964 households share. Ask for:

• The current reserve study and the reserve balance against it
• The most recent dam inspection status and any open items with Georgia Safe Dams
• Dredging and sedimentation history since the 2019 settlement, and the current schedule
• Whether the stormwater easement granted to the city has produced any cost sharing since 2019
• Board meeting minutes for the last twelve months. The board meets the fourth Tuesday of most months and meetings are open to owners.

Homes and Prices

Median sale price. Redfin put the median sale price for all home types at $569,808 in May 2026, up 9.7 percent year over year. Homes.com reported a $570,000 single family median in June 2026 with a $542,795 average and about 36 days on market.

The data does not fully agree, and you should know why. The same Homes.com page also carried a $555,000 median described as down 10 percent year over year, and at least one brokerage site was still publishing a $350,000 median in August 2026. Neighborhood level medians in Martin’s Landing swing hard depending on whether the calculation blends condominiums and townhomes with single family homes and on how many units traded that month. In a community with this much housing variety, a single blended median is close to meaningless. Ask for medians split by housing type and by sub-neighborhood.

The range. Single family listings have run roughly $210,000 to $795,000, Redfin listed eight condominiums at a $225,000 median list price, and townhomes have run $327,000 to $700,000. That spread inside one master association is unusual for Roswell and is why the community works for first time buyers, move up buyers and downsizers at once.

Housing stock age. Most of this housing was built between the late 1970s and the 1990s. Aggregator sites describe the prevalent styles as Tudor and Traditional with vinyl and stucco exteriors, which is a generated summary rather than a verified survey. What matters more is the era: scope your inspection to original systems, the roof, any stucco or synthetic stucco cladding, and the age-typical plumbing and electrical items an inspector will know to check for that vintage.

Schools

Martin’s Landing is served by Fulton County Schools, in Learning Zone 5.

Esther Jackson Elementary sits inside the community off Martin Road, a real convenience for families and a durable resale factor. It is a National Blue Ribbon school, recognized in 1985 and 1989.

Holcomb Bridge Middle School is at 2700 Holcomb Bridge Road with an Alpharetta mailing address, serving grades 6 through 8 with average enrollment around 680. It is a National Blue Ribbon school from 2010 and is designated a Lighthouse School to Watch. Esther Jackson is one of its feeder schools.

Centennial High School in Roswell serves the cluster and offers an International Baccalaureate program alongside AP courses and dual enrollment.

Verify by address, not by neighborhood name. Attendance zones change, and a community spanning 1,030 acres can straddle a boundary. Run your exact address through the Fulton County Schools attendance zone tool before you commit. Georgia’s school choice provisions also allow attendance outside a zoned school in some circumstances, a separate question for the district.

Location, Commute and What Is Changing Nearby

Highway access is the practical selling point. Georgia 400 is right at Holcomb Bridge Road, downtown Atlanta is roughly 20 miles south, and Peachtree Corners, Johns Creek and Duluth are short drives east. The Connexion shopping center sits across Holcomb Bridge Road with restaurants, a brewery and services, Publix is about two miles out, and East Roswell Park and the East Roswell library are reachable through the Eves Road entrance.

Public safety infrastructure changed here in 2026. Roswell’s new joint Police and Fire Public Safety Headquarters opened at 1080 Holcomb Bridge Road in June 2026, putting roughly 400 personnel from both departments minutes from the neighborhood’s main entrance. The city is also relocating Fire Station 27 from its Holcomb Bridge Road position near the Gwinnett line to Fouts Road near East Roswell Park, a roughly $8 million project with construction anticipated to start in 2026 and finish in 2027, driven by a response time analysis that flagged the old location. Roswell additionally installed emergency vehicle signal preemption across its signalized intersections. That is three separate improvements to emergency response in this immediate area within about two years.

Traffic reality check. Holcomb Bridge Road at Georgia 400 is one of the busiest interchanges in North Fulton. Drive your actual commute at your actual departure time before you buy.

What to Verify Before You Write an Offer

• Which sub-association the home belongs to, and the total of master plus sub dues, in writing
• The resale disclosure package, including the reserve study and any active or contemplated special assessment
• Dam and lake status, as outlined above
• FEMA flood zone for the specific parcel if the home is near the river, a creek, a pond or below the dam. Do not rely on a neighborhood level answer. Pull the map for the lot.
• ARC guidelines, before you plan any exterior work
• School zoning by address through Fulton County Schools
• Rental and leasing restrictions, which vary by sub-association and matter if you might rent the home later
• Inspection scoped to the home’s build era, not a generic checklist

Final Thoughts: Who Martin’s Landing Fits

Martin’s Landing fits if you want mature trees and greenbelt instead of a graded lot, want lake and river access most Roswell neighborhoods cannot offer at this price, play tennis or pickleball, have kids and want the elementary school inside the neighborhood, and are comfortable with an active association that has real rules and real assessments.

It is a poor fit if you want new construction, minimal HOA involvement, or a gated community, or if you specifically want Roswell High School zoning. It is also a poor fit for a buyer who will not read the governing documents, because where residents collectively own a dam, a lake and 1,030 acres of common area, those documents are the product you are buying into.

The honest summary is that Martin’s Landing gives you more amenity and more land per dollar than almost anything else in Roswell at the same price, and asks for more diligence in exchange. The community is full of thirty and forty year residents, which is usually the most reliable signal there is.

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