Housing Market Report for South Forsyth Middle School, Cumming, GA

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This housing market report uses absorption rates to track supply and demand for South Forsyth Middle School, Cumming, GA. With 5 months of inventory across all segments, the market is currently balanced — supply and demand are roughly equal, giving buyers and sellers relatively equal negotiating leverage. Use the tables below to explore specific price ranges and property types in detail. [Last updated: September 22, 2026]

What is an Absorption Rate? How is Absorption Rate calculated? How is Months of Inventory calculated? Market Conditions Guide

Seller's Market

Under 3 months

High demand, low inventory. Homes sell fast, often above asking price. Sellers hold leverage.

Balanced Market

3 – 6 months

Supply and demand are roughly equal. Prices are stable and negotiations are more equitable.

Buyer's Market

Over 6 months

More supply than demand. Buyers can negotiate, request concessions, and take their time.

Houses

Hottest Segment 🔥

$800k – $850k

Absorption rate of 0.6, with 1.7 months of inventory.

Coolest Segment ❄️

$550k – $600k

With 12 months of inventory, buyers have more time and negotiating power in this range.

Most Active

$600k – $650k

4 active listings with 10 sold in the last 6 months.

Market Overview

All Segments

Supply and demand are roughly in balance at 4.7 months of inventory.

List Price	Available	Sold Last 6 Months	Under Contract	Absorption Rate	Months of Inventory	Market
375k-400k	1			0
$385,000 2660 Gatewater Ct. Cumming, GA


450k-475k	1			0
$469,000 2725 Spring Dr. Cumming, GA


475k-500k	1			0
$498,000 1810 Westwind Dr. Cumming, GA


500k-550k	3	7	1	0.4	2.6	Seller's
$550,000 3170 Warbler Way Cumming, GA $539,900 4130 Granby Cir. Cumming, GA $535,000 4110 Granby Cir. Cumming, GA
$517,000 3745 Deauville Way Cumming, GA $550,000 3735 Silver Springs Rd. Cumming, GA $550,000 3735 Lakeheath Dr. Cumming, GA $540,000 3465 Lakeheath Dr. Cumming, GA $540,000 7125 Titchfield Pl. Cumming, GA $548,000 4610 Nobel Pass Cumming, GA $525,000 3445 Lakeheath Dr. Cumming, GA
$525,000 3445 Lakeheath Dr. Cumming, GA
550k-600k	16	8	1	0.1	12	Buyer's
$595,000 7530 Newstead Dr. Cumming, GA $595,000 7140 Collingsworth Pl. Cumming, GA $587,000 7770 Llangollen Way Cumming, GA $556,000 7025 Brassfield Dr. Cumming, GA $590,000 3335 The Commons Dr. Cumming, GA $590,000 4090 Chestnut Springs Ct. Cumming, GA $560,000 4555 Nobel Pass Cumming, GA $589,900 1835 Westwind Dr. Cumming, GA $585,000 3375 Olivia Ct. Cumming, GA $559,000 2505 Thackery Ct. Cumming, GA $580,000 2325 Ivey Oaks Rd. Cumming, GA $579,000 2710 Gold Creek Ln. Cumming, GA $575,000 3725 Crowchild Dr. Cumming, GA $575,000 4795 Cold Spring Ct. Cumming, GA $585,000 2125 Melrose Trace Cumming, GA $565,000 1929 Sharon Rd. Cumming, GA
$590,000 2295 Hemrick Rd. Cumming, GA $589,000 1970 Quail Hollow Dr. Cumming, GA $594,900 3985 Chestnut Springs Ct. Cumming, GA $580,000 3315 The Commons Dr. Cumming, GA $597,868 4115 Montvale Crossing Cumming, GA $585,000 3210 Warbler Way Cumming, GA $556,500 3365 Tanager Ct. Cumming, GA $599,000 7765 Llangollen Way Cumming, GA
$599,000 7765 Llangollen Way Cumming, GA
600k-650k	4	10		0.4	2.4	Seller's
$650,000 4615 Cold Spring Court Cumming, GA $613,800 4250 Granby Cir. Cumming, GA $650,000 3345 Cherry Oak Ln. Cumming, GA $605,000 3145 Bunting Run Cumming, GA
$624,000 2940 Bentbill Crossing Cumming, GA $620,000 3850 Stepney Way Cumming, GA $645,000 4495 Hedgewood Dr. Cumming, GA $610,500 7205 Brassfield Dr. Cumming, GA $630,000 1845 Bentwood Ct. Cumming, GA $650,000 3210 The Commons Dr. Cumming, GA $627,000 4245 Avondale Ln. Cumming, GA $620,000 7125 Collingsworth Pl. Cumming, GA $650,000 3210 Bunting Run Cumming, GA $625,000 3245 The Commons Dr. Cumming, GA

650k-700k	3	6		0.3	3	Balanced
$699,900 2835 Live Oak Ct. Cumming, GA $659,900 7730 Wickley Dr. Cumming, GA $689,000 3180 The Commons Dr. Cumming, GA
$699,000 3350 Bluff Oak Ct. Cumming, GA $690,000 2135 Westford Cove Cumming, GA $695,000 3935 Silver Springs Rd. Cumming, GA $695,000 3075 Vaughan Dr. Cumming, GA $665,000 4545 Brumby Ln. Cumming, GA $655,000 3895 Montglenn Ct. Cumming, GA

700k-750k	5	6	2	0.2	5	Balanced
$750,000 2420 Bexford View Cumming, GA $740,000 3420 Caney Creek Ln. Cumming, GA $740,000 3915 Three Chimneys Ln. Cumming, GA $750,000 4505 Hedgewood Dr. Cumming, GA $749,000 2335 Copper Mill Tr. Cumming, GA
$702,000 3170 Bunting Run Cumming, GA $723,000 3875 Montvale Crossing Cumming, GA $725,600 3540 Kissell Dr. Cumming, GA $715,000 7830 Llangollen Way Cumming, GA $724,000 2470 Bexford View Cumming, GA $750,000 3455 E Gate Dr. Cumming, GA
$724,000 2470 Bexford View Cumming, GA $750,000 3455 E Gate Dr. Cumming, GA
750k-800k	5	6		0.2	5	Balanced
$775,000 2530 Wellsley Ln. Cumming, GA $793,000 3180 Caney Creek Ln. Cumming, GA $759,000 2705 Azalea Bluff Dr. Cumming, GA $790,000 4035 Griffin Trail Way Cumming, GA $800,000 5005 Heathcliff Way Cumming, GA
$790,000 2690 Stonehill Way Cumming, GA $780,000 3105 Bunting Run Cumming, GA $791,540 2145 Hemrick Rd. Cumming, GA $760,000 2730 Brentwood Estates Ct. Cumming, GA $760,000 4030 Three Chimneys Ln. Cumming, GA $790,000 4440 Three Chimneys Ln. Cumming, GA

800k-850k	2	7		0.6	1.7	Seller's
$814,900 2630 Stonehill Dr. Cumming, GA $849,900 4335 Darian Ct. Cumming, GA
$840,000 2780 Brentwood Estates Ct. Cumming, GA $825,000 3010 Arbor Vine Way Cumming, GA $845,000 4905 Shelbourne Dr. Cumming, GA $850,000 2660 Brentwood Estates Ct. Cumming, GA $835,000 3855 Mantle Ridge Cumming, GA $810,000 2315 Gilbert Rd. Cumming, GA $850,000 4330 Farmbrook Ln. Cumming, GA

850k-900k	2	4		0.3	3	Balanced
$895,000 3725 Horizon Ct. Cumming, GA $899,900 4470 Sandalwood Way Cumming, GA
$885,000 3355 Gables Ct. Cumming, GA $880,000 4380 Havenridge Pl. Cumming, GA $870,000 4115 Kelly Bluff Dr. Cumming, GA $866,000 7475 Brookwood Way Cumming, GA

900k-950k	1	2		0.3	3	Balanced
$915,000 3525 Horizon Ct. Cumming, GA
$910,000 3335 Gables Ct. Cumming, GA $925,000 4335 Mantle Ridge Dr. Cumming, GA

1m-1.1m	1	1		0.2	6	Balanced
$1,100,000 3765 Horizon Ct. Cumming, GA
$1,049,000 2405 Bleckley Pl. Cumming, GA

1.1m-1.2m	2	3		0.3	4	Balanced
$1,149,000 2830 Meadow Valley Way Cumming, GA $1,195,000 2340 Windsor Bluffs Dr. Cumming, GA
$1,150,000 4325 Woodward Way Cumming, GA $1,149,000 2410 Colliers Ln. Cumming, GA $1,199,000 2475 Stewart Rd. Cumming, GA

1.5m-1.6m		1		0.2	0	Seller's

$1,550,000 3185 Raskarity Rd. Cumming, GA

1.7m-1.8m	1	1		0.2	6	Balanced
$1,790,000 2251 Old Atlanta Rd. Cumming, GA
$1,749,000 2630 Old Atlanta Rd. Cumming, GA

2.5m-2.75m	1			0
$2,740,000 1670 Old Atlanta Rd. Cumming, GA

Townhouses

Hottest Segment 🔥

$400k – $425k

Absorption rate of 0.

Most Active

$400k – $425k

1 active listings with 0 sold in the last 6 months.

List Price	Available	Absorption Rate
400k-425k	1	0
$424,900 4235 Cold Spring Ct. Cumming, GA

Land

Hottest Segment 🔥

$275k – $300k

Absorption rate of 0.

Coolest Segment ❄️

$150k – $175k

With 0 months of inventory, buyers have more time and negotiating power in this range.

Most Active

$150k – $175k

0 active listings with 1 sold in the last 6 months.

Market Overview

All Segments

With 9 months of inventory overall, buyers currently hold the advantage.

List Price	Available	Sold Last 6 Months	Absorption Rate	Months of Inventory	Market
150k-175k		1	0.2	0	Seller's

$165,000 Keithwood Dr. Cumming, GA

275k-300k	1		0
$300,000 Vaughan Dr. Cumming, GA


325k-350k		1	0.2	0	Seller's

$326,000 3950 Melody Mizer Ln. Cumming, GA

500k-550k	1		0
$510,000 2740 Luberon Ln. Cumming, GA


7m-8m	1		0
$7,490,000 Peachtree Pkwy. Cumming, GA