Ashebrooke
Homes for Sale in Cumming, GA
True comps, carrying-cost math, and listings before the portals.
Photo via Georgia MLS
Ashebrooke's pricing sits at a median of $805,950, with a per-square-foot median of $211.01 — a combination that points to larger, more finished homes rather than a compact or entry-level product. That per-square-foot figure relative to the median price suggests buyers here are paying for square footage and layout as much as anything else, which is typical of a move-up or larger-lot type of community rather than a starter enclave.
A median of 22.5 days on market, based on a recent window of 10 closings, tells you homes that are priced and presented correctly are not sitting long. That is a seller-favorable pace, but with only 10 closings in the window, pricing precision matters more than usual — a single overpriced or underpriced sale can shift the read on the whole community. Buyers should expect to move decisively once they find the right listing; sellers should lean on comparable-sale discipline rather than round-number guessing.
The 60-Second Overview
Ashebrooke market snapshot (as of September 1, 2026): the median sale price is about $806K ($211 per sq ft over the trailing 12 months of closed sales), and a median 23 days on market for closed sales.
Ashebrooke is a Cumming community in Forsyth County where recent activity points to a higher-end, larger-home price point rather than a starter market, with sales moving at a brisk pace when priced to current conditions.
The setting & the homes.
Aerial and on-site photos of Ashebrooke. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Ashebrooke
Ashebrooke
Ashebrooke
Ashebrooke
Ashebrooke
Ashebrooke
Ashebrooke
AshebrookePhotos from Georgia MLS listings in Ashebrooke; content deemed reliable but not guaranteed.
Who Ashebrooke is best for.
Best for
- Buying for more square footage and finish quality at a higher price point in Forsyth County.
- Prioritizing the home and lot itself over a bundled amenity package.
- Moving decisively in a market where well-priced homes are closing in about three weeks.
Probably not for
- Needing a defined amenity package such as a clubhouse or pool as part of the purchase decision.
- Working with a strict budget below the community's current price tier.
- Wanting a large pool of recent comparable sales before committing to a price.
Homes For Sale Right Now in Ashebrooke
Live MLS inventory for Ashebrooke. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active · 0 daysTop listingActive · 15 daysActive · 123 daysActive · 84 daysActive · 161 daysActive · 19 daysActive · 45 daysActive · 0 days
Pending · 5 days
Pending · 108 daysActive and pending Ashebrooke listings as of 2026-09-02, priced high to low. Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed. 
Tap any home to ask about it.
Schools
- Forsyth County School System
- Verify the zoned schools by address
- Magnet and choice options may be available
Forsyth County School System posted a 97.0% four-year graduation rate and 54,501 students across 42 schools in 2024-25 (Governor’s Office of Student Achievement).
- Kelly Mill · Elementary
- Hendricks · Middle
- West Forsyth · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Ashebrooke listings and can change; always confirm with the Forsyth County School System for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Ashebrooke address.
The Ashebrooke buying strategy.
If we were buying in Ashebrooke today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Ashebrooke.
What the numbers say about this market
The median price of $805,950 places Ashebrooke well above entry-level territory for the area, and the $211.01 median price-per-square-foot reinforces that this is a market built around larger homes rather than smaller, cost-per-square-foot-efficient product. Current MLS listings do not surface a defined amenity package for the community, so buyers evaluating Ashebrooke should treat the appeal here as being about the home and lot itself — construction quality, floor plan, and site — rather than a clubhouse-and-pool lifestyle draw.
With a median of 22.5 days on market across a recent stretch of 10 closings, the data set is thin enough that each sale carries real weight in the trend line. That is not a criticism of the community — it is a caution about over-reading any single statistic. A buyer or seller should look at the most recent, most comparable closings directly rather than leaning solely on the rolling median, especially in a price tier where condition and finish level can create meaningful spread even among similarly sized homes.
The location and the amenities are priced into every listing in Ashebrooke. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with a small closing sample and a price point where per-square-foot value varies by finish and lot, pricing a listing — or evaluating an offer — takes more than pulling a median off a report. We track the individual comparable sales behind Ashebrooke's numbers, not just the summary statistic, so sellers price with confidence and buyers know what they are actually paying for relative to recent closings.
Ashebrooke in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Ashebrooke buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Ashebrooke sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Ashebrooke, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Ashebrooke home worth?
Get a no-obligation home value based on real comparable sales in Ashebrooke, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in Ashebrooke on the map →
Frequently Asked Questions
What is the median home price in Ashebrooke?
How long do homes in Ashebrooke take to sell?
Who is the best real estate agent for Ashebrooke?
How do I find a top Cumming real estate agent who knows Ashebrooke?
Can Momentum Realty connect me with an agent for Ashebrooke?
Should you buy in Ashebrooke?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Georgia MLS closed sales, 12-month windows ending September 1, 2026 |
| Historical depth | Closed-sale records back to 2025 (10 transactions analyzed) |
Verify the primary sources yourself: Georgia DOR · U.S. Census · FEMA flood maps.
Momentum Research figures are our own analysis of Georgia MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Georgia MLS member average and 8 days faster, and we’ll price yours against live your area comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
More Cumming & Metro Atlanta, Georgia guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Metro Atlanta, Georgia or the full Neighborhood Finder.