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Huntsville Neighborhoods, huntsville real estate market, market trends, Seller TipsPublished September 23, 2026
Piedmont Home Prices in 2026: A Huntsville Neighborhood Market Report
Team Nemec · 2026 Neighborhood Market Report
Piedmont Home Prices in 2026
Piedmont sells faster than any neighborhood in this series — and holds its asking price worse than almost all of them. Both facts come from the same ten sales, and together they say something a seller here needs to hear.
The short answer
Piedmont's median closed sale price in 2026 is $516,900 across ten sales between January 1 and September 5, at a median of $206.65 per square foot. The median home was 2,880 square feet, and the median year built among the eight of ten sales that report one was 1966–67.
Piedmont goes under contract faster than anywhere else in this series — a median of 6.5 days. Six of the ten sold inside a week. And yet only two of the ten closed at or above their asking price, and the median sale landed at 95.5% of list — a weaker figure than every neighborhood in this series except Twickenham and Old Town.
Fast and discounted at the same time is an unusual combination, and it has a specific cause. In Piedmont the money is not lost on the calendar. It is lost at the negotiating table.
$516,900Median closed sale price across 10 salesValleyMLS, Jan 1 – Sep 5, 2026
$206.65Median price per square foot of finished spaceValleyMLS, 2026 YTD
6.5 daysMedian days to contract — the fastest in this seriesValleyMLS, 2026 YTD
95.5%Median sale price as a share of asking priceOnly Twickenham & Old Town is lower
2 of 10Sales that closed at or above the asking priceValleyMLS, 2026 YTD
10Total closed sales in more than eight monthsScarcity is the defining feature here
Section one
Ten sales in eight months
Before any other number, this one: Piedmont produced ten closed sales between January 1 and September 5, 2026. That is the whole year's market.
What a ten-sale sample can and cannot tell you. Ten is enough to describe the neighborhood honestly and to show you every comparable that exists. It is not enough to calculate a reliable year-over-year trend, and this report does not attempt one. Where a figure rests on a handful of sales, we say so. That is a better deal than an automated estimate that reports a confident percentage built on the same ten houses without mentioning it.
Closed sale prices, Piedmont, 2026 year to date
Source: ValleyMLS closed-sale data, January 1 – September 5, 2026. n = 10.
Nine of the ten sales landed between $300,000 and $650,000. The tenth — a 4,150-square-foot 1988 home on Devon Circle — closed at $1,185,000 and single-handedly pulled the average to $558,880 against a $516,900 median.
Scarcity is the defining feature of this market, and it cuts both ways. A Piedmont owner who lists has almost no direct competition — which is precisely why homes here go under contract in under a week. A Piedmont buyer waiting for the right house may wait a season for one to appear.
$300,000Lowest closed sale of 20263305 Greymont Drive
$516,900Median — the middle of ten salesValleyMLS, 2026 YTD
$1,185,000Highest closed sale of 2026302 Devon Circle SE
Section two — the finding that matters most
Fast contracts, negotiated prices
Six of ten Piedmont homes were under contract within a week. Only two of ten got their asking price. Those two sentences describe the same market.
6 of 10Went under contract within 7 days of listingValleyMLS, 2026 YTD
2 of 10Closed at or above the asking priceValleyMLS, 2026 YTD
95.5%Median sale price as a share of list — only Twickenham & Old Town is lowerValleyMLS, 2026 YTD
Compare that to the neighborhood two miles east. In Upper Jones Valley the median sale closed at 100.0% of asking. In Blossomwood, 98.8%. In Piedmont, 95.5% — and on a $540,000 list price, four and a half percent is $24,000.
Two homes make the pattern plain. One on Treemont Street listed at $565,000 and was under contract in five days — at $523,800. Another on Beverly Drive listed at $681,500, went under contract in one day, and closed at $650,000. Neither of those sellers had a marketing problem. Buyers came immediately. The Treemont seller still left $41,200 against the asking price; the Beverly Drive seller left $31,500.
How far below the original asking price homes sold, by time on market
Source: ValleyMLS, Piedmont closed sales, 2026 YTD. Compares final sale price to the original list price. Bands contain 6, 3 and 1 sales respectively — the 60-day-plus figure rests on a single sale and should be read as an illustration, not a rate.
The shape is the same one every neighborhood in this series produces: the longer a house sits, the deeper the discount. But Piedmont's version starts from a worse place. Even the homes that sold in the first two weeks came in at a median 97.1% of their original ask — where Blossomwood's and Jones Valley's fast movers got 100%.
The interpretation, stated plainly. Speed to contract tells you demand is real. Sale-to-list tells you the asking prices were set above where that demand actually was. In Piedmont, both are true simultaneously: buyers want in, and sellers are opening high enough that even eager buyers negotiate. A Piedmont home priced three to four percent tighter would very likely sell just as fast and net more.
Section three
Condition is doing almost all of the work
Piedmont's 2026 sales ran from $89.07 to $285.54 per square foot — more than a three-fold spread across ten houses of broadly similar age.
The two ends of that range are instructive. The $89.07 sale was a 3,368-square-foot 1961 home on Greymont Drive that closed at $300,000 with zero days on market — the profile of a property sold as-is rather than marketed. The $285.54 sale was the 1988 home on Devon Circle, larger and newer, at $1,185,000.
Between them, seven of the ten sales fell between $122 and $238 per square foot. In a neighborhood where every one of these houses was built between 1960 and 1988 and nearly all are mid-century ranches of comparable bones, that range is not location and it is not architecture. It is kitchens, baths, roofs, systems and whether the house has been kept up.
1
Bigger did not mean better here
The largest home in the bottom half of the price-per-foot range — 3,995 square feet on Mulberry Lane — sold at $122.65 per foot. The smallest home of the year, 1,905 square feet on Winthrop Drive, sold at $217.85. In Piedmont as elsewhere, unrenovated square footage is discounted, not rewarded.
2
Four of ten sellers paid a concession
Forty percent of 2026 Piedmont sales included a seller contribution at closing, at a median of $6,234 and as much as $11,620. Read alongside the 95.5% sale-to-list figure, this means the true net on some Piedmont sales was five to seven percent below the asking price.
3
The 150-day listing tells the whole story
One Mulberry Lane home opened at $585,000, spent 150 days on the market, and closed at $490,000 — 83.8% of the original ask. In a neighborhood where the typical house is under contract in six days, sitting for five months is not slow. It is a verdict.
Section four — the receipts
Every Piedmont sale of 2026, listed
Ten sales is a small enough market that you can simply read it. Here is all of it.
| Address | Built | Sq ft | Beds / baths | Days on market | Sold for | $ / sq ft |
|---|---|---|---|---|---|---|
| 302 Devon Circle SE | 1988 | 4,150 | 5 / 5 | 6 | $1,185,000 | $286 |
| 3301 Beverly Drive | 1980 | 2,726 | 3 / 3 | 1 | $650,000 | $238 |
| 3320 O'Hara Road SW | — | 2,819 | 4 / 3 | 7 | $600,000 | $213 |
| 205 Teakwood Drive SW | 1971 | 2,270 | 4 / 2 | 52 | $540,000 | $238 |
| 3300 Treemont Street SW | 1969 | 2,613 | 3 / 2 | 5 | $523,800 | $200 |
| 319 Westchester Avenue SW | 1964 | 3,862 | 6 / 3 | 27 | $510,000 | $132 |
| 3306 Mulberry Lane SW | 1960 | 3,995 | 4 / 4 | 150 | $490,000 | $123 |
| 100 Winthrop Drive SW | 1962 | 1,905 | 4 / 3 | 42 | $415,000 | $218 |
| 3222 Riley Road | — | 2,942 | 4 / 3 | 2 | $375,000 | $127 |
| 3305 Greymont Drive | 1961 | 3,368 | 3 / 3 | 0 | $300,000 | $89 |
Section five
If you are selling in Piedmont
1
Your risk is not sitting. It is opening too high.
Six of ten Piedmont homes had a contract inside a week. Demand is not your problem. The 95.5% median sale-to-list is your problem, and it is created the day you set the number. Price three to four percent tighter than the comfortable ask and the same buyers show up — only now you are negotiating from a number you can defend.
2
Very few sellers are competing with you
Ten sales in eight months means the buyer who wants a Piedmont ranch this month may have two or three to look at. That scarcity is real leverage — but only if your house is the one that shows best. It does not survive a dated kitchen at a renovated price.
3
Assume a concession and price for it
Four of ten sellers paid one, at a median $6,234. If you have not built that into your number, the buyer will find it for you in the inspection response.
4
Fix the cheap things, price the expensive ones
The three-fold price-per-foot spread here is condition, not location. You do not need to renovate a 1966 ranch to sell it well. You need the paint, the fixtures and the yard right, and you need the price to acknowledge the kitchen you did not touch.
Eight of ten Piedmont sellers took less than they asked. Six of them had a buyer within a week. Those are not two different stories.
Section six
If you are buying in Piedmont
What is working in your favor
- Sellers here negotiate. Eighty percent of 2026 sales closed below asking, and the median gave up 4.5%. Only Five Points, at 12%, had a smaller share of sellers getting their price.
- Concessions are normal. Four of ten sellers contributed at closing. Asking is not an insult here; it is the pattern.
- Space is affordable. The median Piedmont sale was 2,880 square feet at $206.65 per foot — a larger house for the money than Blossomwood, on the west side of Whitesburg.
What is working against you
- There is almost nothing to buy. Ten sales in more than eight months. If you are set on Piedmont specifically, be ready to move on the right house rather than waiting for a better one.
- You will be deciding fast. The median home was under contract in 6.5 days. Weekend-only shopping does not work in this neighborhood.
- Condition varies enormously. A three-fold spread in price per square foot across ten houses means the inspection matters more here than the comp does.
Section seven
What “Piedmont” actually covers
This is worth being precise about, because different sources draw Piedmont differently and a homeowner comparing their house to the wrong set of sales gets a wrong answer.
The sales in this report are the ones ValleyMLS files under the Piedmont subdivision, and they sit on Greymont Drive, Riley Road, Winthrop Drive SW, Mulberry Lane SW, Westchester Avenue SW, Treemont Street SW, Teakwood Drive SW, O'Hara Road SW, Beverly Drive and Devon Circle SE — the southwest quadrant inside the loop, off Whitesburg and Drake, a couple of miles south of downtown.
Why you will see conflicting numbers online. Homes.com merges Piedmont into a “Mayfair-Piedmont” polygon spanning ZIPs 35801 and 35805. NeighborhoodScout merges it into “Piedmont & Fleming Meadows” at 35802 — a census tract that is heavily apartments, where roughly half of households are people living alone. Those are three different geographies wearing the same name, and only one of them is the subdivision your house is in. A statistic drawn from an apartment-heavy census tract says nothing useful about a 1966 four-bedroom ranch on Teakwood Drive.
The housing stock
The Piedmont homes that sold this year were built between 1960 and 1988, with a median year of 1966–67 among the eight sales that report one — mid-century ranches and split-levels of 1,900 to 4,150 square feet, generally four bedrooms and three baths, on lots typical of Huntsville's early post-war southwest expansion.
What is nearby
- John Hunt Park — 428 acres, the city's largest recreational complex, effectively at the neighborhood's doorstep.
- Downtown Huntsville — roughly two miles, via Drake Avenue or Whitesburg Drive.
- No historic district and no Certificate of Appropriateness. Piedmont is not one of Huntsville's four locally designated historic districts, so exterior renovation does not require Historic Preservation Commission review.
- No neighborhood-wide HOA has been identified in public sources. Individual recorded covenants are a title-search question for any specific parcel.
Two things to verify for your specific address, not the neighborhood. School zoning — sources disagree about which elementary serves this area and aggregator maps are frequently wrong; confirm directly with Huntsville City Schools. Flood status — citywide, roughly 29 square miles and over 6,000 developed properties in Huntsville sit in the 100-year floodplain. Check the City of Huntsville flood map or call Engineering at 256-427-5300.
Section ten
How Piedmont compares
Price per square foot is the cleanest way to compare neighborhoods that hold very different houses.
Median closed price per square foot, by neighborhood
Source: ValleyMLS closed-sale data. Piedmont highlighted. Figures are medians of closed sales in each neighborhood for the periods stated in each report.
The rest of the series
This is one of six neighborhood-level reports built from closed MLS sales rather than automated estimates. Each one shows every sale behind its numbers.
- Twickenham & Old Town — The second-highest price per square foot in Huntsville, and the Certificate of Appropriateness both districts live under.
- Five Points — The slowest and most negotiable market in this series, and the most affordable way into the historic districts.
- Blossomwood — Mid-century houses on big lots at the foot of Monte Sano, with no historic review. Half sold within two weeks.
- Jones Valley — The only neighborhood where the median seller got 100% of asking — and the most square footage per dollar anywhere in this series.
- The Ledges — Huntsville's gated golf community at the highest point in the city. Five sales in twelve months.
No cost, no obligation
What is your Piedmont home actually worth in this market?
Not an automated estimate. Ben will look at your specific house against the Piedmont sales in this report — condition, size, position, what sold near you and what it really netted — and come back with a defensible number and the reasoning behind it. If the answer is “now is not your moment,” he will tell you that too.
Email isn't working from this device? Write to bmnemec@gmail.com directly, or call (256) 361-5593.
Questions people ask
Piedmont market questions, answered
What is the average home price in Piedmont, Huntsville in 2026?
The median closed sale price is $516,900 across ten sales between January 1 and September 5, 2026, per ValleyMLS closed-sale records. The average was $558,880, pulled up by a single $1,185,000 sale on Devon Circle. With only ten sales, the median is the more stable figure and neither should be read as a precise year-over-year trend.
How fast do homes sell in Piedmont?
Very fast — a median of 6.5 days to contract, the quickest of the six Huntsville neighborhoods in this series. Six of the ten 2026 sales were under contract within a week. The exception was a Mulberry Lane home that took 150 days and closed at 83.8% of its original asking price.
Do Piedmont homes sell for asking price?
Usually not. Only two of ten 2026 sales closed at or above list, and the median sale was 95.5% of the asking price — second only to Twickenham and Old Town at 93.8% as the weakest sale-to-list figure in this series. On a $540,000 list price that gap is about $24,000. Notably this is not a slow-market problem: most of these homes had contracts within a week. Piedmont sellers are attracting buyers quickly and then conceding in negotiation, which suggests asking prices are being set above where demand actually sits.
How much is Piedmont per square foot?
The median is $206.65 per square foot for 2026 closed sales, with a range from $89.07 to $285.54. That three-fold spread across ten homes of similar age and style is driven by condition — kitchens, baths, roofs and systems — far more than by street or square footage.
Where exactly is Piedmont in Huntsville?
The ValleyMLS Piedmont subdivision covers homes in southwest Huntsville off Whitesburg Drive and Drake Avenue, roughly two miles south of downtown, on streets including Greymont, Riley, Winthrop SW, Mulberry SW, Westchester SW, Treemont SW, Teakwood SW, O'Hara SW, Beverly and Devon Circle SE. Be careful with online sources here: Homes.com merges Piedmont into a “Mayfair-Piedmont” area spanning ZIPs 35801 and 35805, while NeighborhoodScout merges it into a “Piedmont & Fleming Meadows” census tract at 35802 that is heavily apartments. Those describe different places and produce very different statistics.
Is Piedmont a historic district? Do I need approval to renovate?
No. Piedmont is not one of Huntsville's four locally designated historic districts — Twickenham, Old Town, Five Points and Alabama A&M. Exterior work here does not require a Certificate of Appropriateness from the Historic Preservation Commission. Confirm any specific parcel with the City's Historic Preservation office at 256-650-4779.
Should I sell my Piedmont home now?
The market signal is favorable on demand and unfavorable on pricing discipline. Homes are going under contract in under a week and inventory is genuinely scarce — ten sales in more than eight months means very little competition. But eight of ten sellers took less than they asked and four of ten also paid a concession. The sellers who did best were the ones whose asking price was defensible on day one. Whether now is your moment depends on your house's condition and your own timing, and that is worth an actual conversation rather than a percentage.
About the author
Ben Nemec — Associate Broker, Team Nemec at Capstone Realty | PLACE
Ben works with buyers and sellers across the greater Huntsville area, with a particular focus on the neighborhoods inside the loop — Blossomwood, Jones Valley, the historic districts, and the mountain communities. He builds these reports from ValleyMLS closed-sale data rather than automated estimates, because a homeowner deciding whether to sell deserves to see the sales the conclusion rests on.
Call or text (256) 361‑5593 · bmnemec@gmail.com · huntsvillehomesforyou.com
Sources and method
Sale data. All sale prices, sizes, days on market, list prices, concessions and year-built figures in this report come from ValleyMLS closed-sale records for Piedmont, covering January 1 – September 5, 2026, exported September 5, 2026. Medians, percentiles and groupings were calculated from those records. Every sale behind every figure is listed in Section six — nothing here is an automated valuation estimate.
What "days on market" means here. Where this report groups sales by time on market it uses cumulative days on market (CDOM), which follows a property across relistings, rather than the days counted against the current listing alone. It is the more honest measure of how long a house was actually available.
Two different list-price comparisons appear in this report, and the difference matters. The headline “share of asking price” figure and the “at or above list” counts compare the sale price to the list price the home carried when it went under contract — the conventional sale-to-list measure. The time-on-market charts and the “gave up” figures compare the sale price to the original list price, so a mid-listing reduction shows up as what it is. Each is labeled where it appears.
Context and background figures are attributed inline where used. Principal outside sources:
- Redfin ZIP 35801 housing market data — three months ending July 2026
- City of Huntsville Historic Preservation Commission — historic district designation and Certificate of Appropriateness requirements
- City of Huntsville flood information and the City flood map
- Homes.com Mayfair-Piedmont neighborhood guide — cited only to show how sources differ on the neighborhood's boundaries
- NeighborhoodScout Piedmont & Fleming Meadows — cited only to show how sources differ on the neighborhood's boundaries
What this report does not claim. Neighborhood boundaries in Huntsville are frequently informal and different sources draw them differently. School zoning, flood zone, historic-district status and any covenant or HOA obligation are parcel-level questions and must be confirmed for a specific address with Huntsville City Schools, City Engineering, the Historic Preservation office and a title search respectively. Nothing here is a substitute for that.
Information is deemed reliable but not guaranteed. This report is not an appraisal. Team Nemec at Capstone Realty | PLACE. Equal Housing Opportunity.
Ben Nemec
Associate Broker | Team Leader | Team Nemec | Capstone Realty | PLACE
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