1350 Gran Forest Drive, Cumming, GA 30041
Sources: Georgia MLS (listings + 12-mo closed sales), FEMA, modeled insurance. Interpretation: Momentum Research. Data notes
As of September 23, 2026, 1350 Gran Forest Drive in Gran Forest, Cumming is listed at $575,000 (2,977 sq ft, about $193 per sq ft). That sits within a few percent of Gran Forest's median closed sale of $507,500 over the last 12 months (8 recorded sales). It has been 27 days on market, longer than the community's typical 12 days to contract. Listing facts: built in 1992. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
- No CDD assessment on record
- Built 1992 · 34 yrs
- 2,977 sq ft of living area
- Garage
- Listed at $575,000 — recent neighborhood median sale price ~$507,500 (nearby sales; deemed reliable, not an appraisal)
- 27 days on market
- HOA ~$50/mo (estimate; confirm)
Pricing & the Gran Forest market
How this home is priced against recent nearby sales, and where Gran Forest has been over 25 years. Momentum Research analysis of Georgia MLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
This home’s $/sq ft vs. nearby sales
List $/sq ft against recent nearby closed sales; the community median is marked.
Median $/sq ft by year
Community sold $/sq ft, 2024–2026. This home lists at $193/sq ft.
Median sale price by year
12-month median closed price, 2024–2026.
This home’s history
- 1992BuiltPer public record
- Sep 2, 2026First trackedObserved at $585,000
- Sep 12, 2026Price cut$575,000
- NowActiveCurrently for sale
Build year is from public record. Listing milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Estimated monthly payment
- Principal & interest $3,045/mo 78%
- Taxes $503/mo 13%
- Insurance $288/mo 7%
- HOA $50/mo 1%
$3,886/mo at 20% down, 30-yr @ 6.95% · edit any field to update.
Editable estimate — not a loan offer. Estimates only; see data & estimate notes.
Momentum Property Score
63/100 is solid, mid-pack across the objective indicators below. It reflects only those measures — not the home’s quality, condition, or desirability.
A 0-100 score built from objective property and market data: flood risk, insurance, pricing, supply, affordability, and recent sales. Higher means more measures line up in a buyer’s favor. It reflects only the factors below.
Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent nearby sales. They are not appraisals, valuations, investment advice, or judgments about a neighborhood or who should live there. Verify independently.
The Momentum read
🟠 Seller-leaning conditions around this listing. 1.5 months of supply in the surrounding market and 27 days on market for this home, against a 12-day area median.Days on market:this home 27Area median: 12 daysWhy it matters: above-median time on market, together with the level of supply, is a clear sign of how much leverage sits with buyers.Momentum Research interpretation of the MLS facts in the snapshot above. Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed. As of September 20, 2026.
🟡 Asking $193 per square foot, about in line with the community’s $196 median. Gran Forest’s 12-month median sold price per square foot is $196. Median sold price per square foot is down 7.6% year over year. Confidence: Medium · 8 closed sales in 12 monthsMLS facts: Georgia MLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
Recent Gran Forest sales closed near 90.2% of original asking.Why it matters: the community’s own record shows how far opening prices typically move, and how often buyers compete without financing.Momentum Research analysis of Georgia MLS records, community-level, 12 months ending September 20, 2026. Aggregates only; deemed reliable but not guaranteed.
What’s unique here: one of only 1 active listings in Gran Forest, no CDD assessment.
Jump to: About this home · Every number, sourced · Monthly cost · Flood & risk · History · FAQ
Updated September 23, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
About this home
New Paint! Welcome to 1350 Gran Forest Drive, where classic curb appeal, thoughtful updates and wonderful indoor and outdoor living come together in one of Cumming's established neighborhoods. Step inside to a beautiful two-story foyer where a curved staircase immediately makes an impression.
Formal living and dining rooms flank the entry, giving you the flexibility to keep these traditional spaces or create the perfect home office, sitting room or study. Continue into the heart of the home where the floor plan opens up for easy everyday living and entertaining. The spacious family room is anchored by a stacked-stone gas fireplace and flows naturally into the bright kitchen with white cabinetry and plenty of room for everyone to gather.
Updated LVP flooring in the living areas on the main level creates a fresh, cohesive feel and continues up the staircase and into the upstairs hallway. Just beyond the main living area is one of the home's best surprises-a beautiful sunroom addition filled with natural light. This generous space adds an entirely new dimension to the home and is perfect for morning coffee, casual dinners, a second living area or simply relaxing while overlooking the backyard.
From here, step outside to the large deck and patio, extending the living space outdoors and creating a great setting for grilling, entertaining and weekends at home. The level, fenced backyard offers plenty of room to play, garden or enjoy time outside. Plus there is an irrigation system to keep everything lush in the summer months.
Upstairs, the home offers a true four-bedroom floor plan, including a spacious primary suite with a beautifully renovated bath with a gorgeous new shower. The additional bedrooms provide flexibility for family, guests or another home office. The bedroom over the garage is very spacious and would be the perfect teen suite or media room!
Beyond the finishes, many of the home's important updates have already been taken care of. The HVAC (2024), the water heater (2020), all of the windows have been replaced, and a Generac whole-house generator adds extra peace of mind. In the kitchen updates include gas range (2026), the dishwasher (2024), and the refrigerator, washer and dryer all remain.
With its brick-front exterior, impressive two-story entry, flexible living spaces, open floor plan, sunroom addition and level fenced backyard, this is a home designed to be lived in and enjoyed. Add in the extensive updates and established Gran Forest location, and so much of the work has already been done-all that's left is to make it yours.
All 60 photos
Description provided by Harry Norman Realtors and reproduced from the MLS; not independently verified.
Every fact, sourced
Listing data, public records, our calculations, and what to verify — each fact shown once. Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Listing facts MLS
Public records & third-party data
Calculated estimates
Buyer should verify Buyer verify
Provided via the Georgia MLS (GAMLS) Internet Data Exchange · Source: Georgia MLS (GAMLS) · © 2026 Georgia MLS. Information is deemed reliable but is not guaranteed. · deemed reliable but not guaranteedIDX information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed by the MLS to be accurate.The Messtimate
This is a deliberately dumb estimate — living area times a range of recent neighborhood $/sq ft, and nothing else. It is not an appraisal, not market value, and not a valuation of this home. Even a tight range from comparable sales can’t price a specific home — here’s why.
Actual list price: $575,000 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 28% spread on the same house — and that gap is exactly what an automated guess can't see:
- Condition & updates — a 1992 home may have had its roof, kitchen, or HVAC replaced since, or not; sq ft can't see either.
- The lot & views — a premium golf, water, or preserve lot vs. a road-facing one: same sq ft, very different price.
- Outliers skew it — one flip or distressed sale in the comps drags the whole $/sq ft up or down.
- Carrying costs & concessions — CDD, HOA, insurance, and seller-paid buydowns change what a buyer actually pays.
And here's what the live market is doing — which the number above ignores entirely:
- This home: 27 days on market vs. a 12-day community median
- 1 active listing competing, 2 under contract
- ≈1.5 months of supply
- 8 closed here in the last 12 months
For reference, this home is listed at $575,000 ($193/sq ft) — a number set with analysis a Messtimate can't do.
Selling your own home? Try the Messtimate on your address →
Methodology: 2,977 sq ft × $172–$220/sq ft from recent nearby closed sales (public records). Estimate for general information only; not an appraisal, valuation, or offer. Updated September 23, 2026.
Similar homes for sale near GRAN FOREST
Active listings nearby at a comparable size and price. Listings held by brokerages other than Momentum Realty are marked with the listing broker. Deemed reliable but not guaranteed.
Newest listings in Cumming
- 2980 Coach River Way, Cumming · $675,000 · 5 bd / 4.0 ba · listed September 20, 2026 (courtesy of Sekhars Realty, Inc.)
- 7545 Rambling Vale, Cumming · $570,000 · 5 bd / 3.0 ba · listed September 19, 2026 (courtesy of Atlanta Communities)
- 4750 Heathcliff Way, Cumming · $739,900 · 5 bd / 3.5 ba · listed September 19, 2026 (courtesy of Keller Williams Atlanta Perimeter)
- 3345 Carmichael Drive, Cumming · $849,000 · 5 bd / 4.0 ba · listed September 19, 2026 (courtesy of BHGRE Metro Brokers)
- 3990 F A A Road, Cumming · $449,999 · 4 bd / 3.0 ba · listed September 17, 2026 (courtesy of Keller Williams Community Partners)
- 3504 Castleberry Village Circle #36, Cumming · $405,000 · 3 bd / 2.5 ba · listed September 17, 2026 (courtesy of Keller Williams Community Partners)
Price & listing history
Building permits
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
Not yet verified for this address. Look up the parcel at msc.fema.gov before relying on any flood assumption.
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
This is a coastal Florida county. Premiums and coverage vary by home; obtain a quote from a licensed insurer.
Internet & broadband
AT&T Fiber covers much of NE Florida; confirm availability at the address.
Xfinity/Spectrum cable broadband is widely available.
T-Mobile / Verizon fixed-wireless as a backup option.
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Listed by Harry Norman Realtors · MLS # 10826286
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Recent sales activity in GRAN FOREST
Recent comparable closed sales near this home, from public records. Summary figures are for general reference only and are not a valuation of this property. See the GRAN FOREST neighborhood guide for more.
Recent nearby closings in the data set.
Canonical 12-month median closed price. Reference only.
Canonical 12-month median $/sq ft. Reference only.
Go deeper on GRAN FOREST
See schools, amenities, builders, HOA/CDD detail, and every active & sold home in the community — the single biggest advantage of buying here over a portal.
Assigned schools
Schools currently assigned to this address in Forsyth County, provided as neutral factual data. Assignments can change — confirm current zoning with the school district. This is not a statement about the home's suitability for any person or family.
Assigned schools per the MLS listing — assignments can change; confirm current zoning with the district. Browse school-zone pages →
Comparable recent sales
Recent closed sales nearby, with photos, so you can compare. Sold prices are public record, deemed reliable but not guaranteed.
Community 12-month median: $196/sq ft. Shown for general reference only — this is not an appraisal or a statement of this home's value. Sold prices are public record and deemed reliable but not guaranteed.
Investment snapshot
Objective rental and cash-flow estimates for a buyer weighing this as an investment. Rough figures for general information only — not a guarantee of rent, an appraisal, or investment advice. Verify independently.
Buyer research checklist
Items worth confirming for 1350 Gran Forest Drive, chosen from what the record shows. This is general guidance, not advice about this specific property.
- Built in 1992 (34 years): ask for the roof and HVAC replacement dates — insurers commonly ask for roof age on homes this old, and it changes the premium.
- Confirm whether a mandatory HOA applies to this parcel and what it charges.
- Look up the parcel on FEMA's Flood Map Service Center and confirm with your insurer whether flood insurance is required.
- Get a homeowners insurance quote for this specific address in Forsyth County; age of roof and any prior claims affect the premium.
- Listed living area is 2,977 sq ft: verify it against the property appraiser's record and measure before relying on it.
- Order a survey to confirm lot boundaries and easements.
- Review permit history with the county.
- Property taxes: the estimate on this page (about $6,038/yr) assumes reassessment at the list price; confirm exemptions with the county tax assessor.
- School zoning shown here comes from district data and changes; confirm the assigned schools directly with the district before relying on them.
Approximate distances
Approximate drive times for general reference only.
Groceries, dining, and parks for this city — see the city guide.
View →Schools, taxes, and services are county-administered — see the county guide.
Amenities and HOA/CDD detail on the neighborhood guide.
View →Data sources & freshness
| Listing record | Georgia MLS, refreshed twice daily (last: September 23, 2026) |
| Community market stats | Georgia MLS closed sales, as of September 20, 2026 |
| Flood zone & elevation | Not verified for this address — look it up at msc.fema.gov |
| Taxes & monthly cost | Estimated from county rates; not a quote |
| Insurance figure | Modeled estimate; obtain a real quote before offering |
| Schools | 2025-26 district assignments; verify with the district |
Momentum Research lines are our own analysis of Georgia MLS records; MLS data is deemed reliable but not guaranteed. Estimates are informational, not appraisals or advice. Methodology: how Momentum scores are computed.
Frequently asked questions
How big is 1350 Gran Forest Drive and when was it built?
Per the listing record, 1350 Gran Forest Drive was built in 1992 and has 2,977 sq ft of living area, 4 bedrooms and 2.5 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 1350 Gran Forest Drive in?
1350 Gran Forest Drive is in Gran Forest in Cumming, Forsyth County. The community section on this page shows recent closed sales, days on market, and active inventory for Gran Forest from the same MLS data.
How are property taxes on 1350 Gran Forest Drive estimated?
The estimate on this page (about $6,038 per year) assumes the county reassesses at the list price. Georgia counties reassess after a sale and exemptions such as homestead must be applied for by the new owner, so the seller's current bill is not a guide. Confirm with the county tax assessor.
Is 1350 Gran Forest Drive in a flood zone?
A flood designation has not been verified for this address. Look up the parcel on FEMA's Flood Map Service Center (msc.fema.gov) and confirm with your insurer.
Can I rely on the figures on this page?
No. Estimated taxes, insurance, payments, and any market or comparable-sales summary are opinions and estimates for general information only and should not be relied upon. Verify all information independently before making any decision.
See 1350 Gran Forest Drive in person
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Opinion & estimate — do not rely on this page. Any figure on this page that is not a verbatim fact from the listing or a public record — including estimated property taxes, insurance, CDD/HOA amounts, mortgage payments, comparable-sales summaries, and market statistics — is an opinion and estimate provided for general informational purposes only. These figures may be inaccurate or out of date, are not appraisals, valuations, or financial, legal, tax, or investment advice, and should not be relied upon. Do not make any purchase, offer, financing, or other decision based on this page. Independently verify everything — price, square footage, lot size, year built, taxes, CDD/HOA, flood status, school assignments, permits, and community rules — with the listing broker, the county, your lender, a licensed inspector, an insurer, and your own advisors before acting.
Estimate methodology. Tax estimates apply a typical county millage rate to the list price and will differ from the actual assessed bill. Cost and market figures are derived from available data and simple calculations, not a professional appraisal. We make no representation that any estimate reflects fair market value.
Equal Housing Opportunity. Content on this page is compiled from public records, MLS data, and automated sources and may contain errors or be out of date. It is general information only, not a representation about any specific property, community, builder, or association. Verify information independently before relying on it. Momentum Realty supports the Fair Housing Act and does not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. Information about schools, distances, and amenities is provided as neutral factual data to help you research the property and is not a statement about who should or should not live here or the suitability of the home or neighborhood for any person or group. School data may change — confirm current assignments with the school district.
Found an error? If you are the owner, listing agent, or a party to this property and believe any information is inaccurate, email and we will review and correct or remove it promptly.
Automated content. Some summaries, distances, and estimates on this page are generated automatically from public and proprietary data sources and may contain errors or omissions. We strive for accuracy but cannot guarantee the completeness or accuracy of any information. Verify anything important independently.
No warranty; measurements & photos. No guarantee, warranty, or representation of any kind is made regarding the completeness or accuracy of any information, descriptions, or measurements on this page — including square-footage measurements and property condition — all of which should be independently verified through appropriate means, including in-person inspection and public records. Photographs may be virtually staged or digitally enhanced and may not reflect actual property conditions. Momentum Realty and its agents expressly disclaim any liability in connection with the information provided.
MLS / IDX. The data relating to real estate for sale on this web site comes in part from the Internet Data Exchange (IDX) program of the Georgia MLS (GAMLS) Internet Data Exchange. Real estate listings held by brokerage firms other than Momentum Realty are marked with the listing broker's name and include the name of the listing agent. Data provided is deemed reliable but is not guaranteed by the MLS to be accurate. The information being provided is for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Source: Georgia MLS (GAMLS). © 2026 Georgia MLS. Information is deemed reliable but is not guaranteed. All rights reserved.
Listing data is deemed reliable but is not guaranteed and is subject to change or withdrawal without notice. Square footage and lot size are approximate. Real estate brokerage services provided by Momentum Realty, licensed in Florida and Georgia. © 2026 Move With Momentum LLC.