How much is a shower worth in Windward?

Windward Market Intelligence | Jon Robbins, Century 21 Connect

Across 516 closed sales in 30005, a full bathroom adds about 9.6 percent to a sale price and a half bathroom adds about 7.4 percent. Inside Windward the gap between the two is small enough that I cannot measure it.

This series has covered what a pool is worth here, what a finished basement adds, what a lake view carries and which month is best to list in. This one looks at what a Windward address itself is worth against the rest of the ZIP, and what the rooms inside a house add.

The data is every closed single-family sale in ZIP 30005 recorded in FMLS between October 2024 and October 2026. That is 559 sales to start. I removed 36 flagged as estate, investor-owned, as-is or corporate, which leaves 516 analyzed: 157 in Windward, identified across eight spelling variants of the subdivision name, and 359 elsewhere in the ZIP. Every square footage figure is above-grade space only, with finished basement area pulled out and modeled separately, and that matters here because 36.3 percent of these sales carry finished basement area. Across the whole ZIP the median sale was $817,000 on a median 3,169 above-grade square feet, $264.49 per foot, and the median house went under contract in 8 days.

What a Windward address is worth against the rest of the ZIP

There are two ways to measure it and they give different answers, so both are below, along with which one I trust more.

FMLS arm’s-length closed sales, ZIP 30005, October 2024 to October 2026, restricted to homes built 1990 to 2010 and matched on above-grade size. Sizes are above grade.

Matched on size and build era, a Windward house sells for $73,500 more than the rest of the ZIP at 2,400 to 3,199 above-grade feet, about 6 percent per foot, and $43,000 more at 3,200 to 3,999 feet, about 2 percent per foot. The regression, which controls for size, rooms, basements and age all at once, puts the Windward indicator at 18.5 percent with a t statistic of 9.0. The real number probably sits between those readings, closer to the matched ones. The premium exists, and it is likely single digits to low teens in percentage terms rather than a full 18.5. The age difference is not driving it, since Windward’s median build year is 1995 and the rest of the ZIP’s is 1996. All this measures is the price difference between two groups of houses.

What bathrooms add, full and half

Regression on log of sale price. n=516, adjusted R squared 0.780, with a Windward indicator and 7 non-Windward subdivision controls. Each effect is per unit, with above-grade square footage held constant.

A full bathroom adds about 9.6 percent to a sale price here and a half bathroom adds about 7.4 percent, which is an unusually small gap. Inside Windward alone the two are 7.5 and 7.0 percent, and at 157 sales I cannot tell them apart. That means the data cannot separate them, not that they are equal. In the rest of the ZIP the split is more conventional, 10.1 percent for a full bath against 6.4 for a half.

For scale, the same model says making a house 50 percent larger above grade raises its sale price about 17 percent, so price per foot falls about 22 percent. Finished basement space carries real money too: 10.7 percent per 1,000 square feet across the ZIP, and 14.6 percent inside Windward.

What does not move the price

An extra bedroom, with square footage held constant, shows no detectable effect in 30005: down 1.1 percent with a t statistic of minus 1.0, which is statistically zero. Unfinished basement space is the same story, up 1.5 percent per 1,000 square feet with a t statistic of 1.0, no detectable effect. Both results are nulls, and a null means I could not measure an effect, not that there is none. What I can say is that in 516 sales, buyers here did not pay a premium I can measure for more bedrooms carved into the same square footage.

What a price cut costs here

Same sales, split by whether the list price was ever reduced from the original asking price.

The 382 sellers who never cut sold in a median of 5 days at 100.0 percent of original asking. The 134 who cut at least once took 44 days and sold at 93.6 percent. Overall, 26.0 percent of sellers in the ZIP cut, and the median sale closed at 99.5 percent of final asking and 98.8 percent of original. Windward sellers reach less often than their neighbors: 30 of 157, or 19.1 percent, cut their price, against 104 of 359, or 29.0 percent, in the rest of the ZIP. When the typical house goes under contract in 8 days, buyers can see which listings have been sitting, and the final price reflects it.

A few caveats

These are closed sales from FMLS, not asking prices. The square footage comes from the listing agent and mostly traces to tax records, and nobody re-measured these houses. If the county record is wrong about a house, this analysis inherits the error.

I cannot see seller concessions. A sale with money back to the buyer at closing looks identical here to a clean one.

Windward-only model runs on 157 sales, which is why I will not lean on its finer distinctions, including the full bath against half bath comparison inside the subdivision.

Finally, none of this is a valuation of any specific address. The model works from square footage, rooms, basements and age, and it cannot see the renovation, the lot or the roof. A real number on your own house takes a walk through it and the comparable sales on your street.

Thinking About Buying or Selling in Windward?

If anything above made you want to know where your own house actually sits, ask me. I work North Atlanta full time and I bring 30 years of New York real estate experience to every deal, which mostly means I have seen a lot of markets turn and I do not confuse a slow month with a trend. I will pull the closed sales for your street and walk you through what they say. No sales pitch attached.

Jonathan Robbins, Century 21 Connect Realty
404.491.0432 | jon.r@c21connectrealty.com