Ashford Manor
Homes for Sale in Cumming, GA
All 460 homes for sale in Cumming, GA · median $624,950 · 266 homes for sale in 30040
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Kathryn Harmon, Coldwell Banker Realty · via Georgia MLS
As of September 2026, Ashford Manor in Cumming, GA has 2 homes for sale. Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $760,000, $225 per square foot, a median 25 days on market, sellers accepting 92% of original asking (-4% versus the prior year). Homes listed or recently sold were built 1992–2017. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $6,510.
| Location | Cumming, Forsyth County, GA · ZIP 30040 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Pool, Playground, Tennis Court(s), None, Security System, Clubhouse |
| Sale prices, last 12 months | $760,000 median across 3 closed sales · $225 per sq ft · -3.8% vs the prior 12 months |
| Days on market (closed sales) | 25 median |
| For sale right now | 2 active, 0 pending · median asking $574,500 · 6.0 months of supply |
Data as of September 20, 2026. Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed. Market figures describe homes, not residents. Cite as: Momentum Realty, “Ashford Manor key facts,” movewithmomentum.com/neighborhoods/ashford-manor, data as of September 20, 2026.
Last 30 days in Ashford Manor: 1 new listing (median asking $550,000), 1 closed sale (median $760,000). As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
The current MLS snapshot for Ashford Manor in Cumming does not carry an active median price, days-on-market figure, or listed amenity set — which tells its own story. This is a pocket of Forsyth County where inventory is thin enough right now that we cannot point to a pricing pattern from the feed alone. That is not unusual for smaller or lower-turnover communities; it just means a buyer or seller here needs a direct pull of recent closed comps rather than a community-level average.
For a seller, the absence of competing active listings can work in your favor — less direct comparison for a buyer touring the area — but it also means pricing has to be built from individual comps rather than a community trend line. For a buyer, it means patience: the right unit may not surface every month, and when it does, you will want a fast, well-informed read on value since there is no built-in benchmark to lean on.
Ashford Manor right now
🟡 Balanced market. 6.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Georgia MLS records, as of September 20, 2026. Confidence: Low (2 active and pending listings, 3 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($760K) is down 3.8% from the prior 12 months ($790K). With about 3 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Georgia MLS closed sales, 12-month windows ending September 20. Confidence: Low (3 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 22, 2026 · Live data: Georgia MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Ashford Manor market snapshot (as of September 20, 2026): the median sale price is about $760K ($225 per sq ft over the trailing 12 months of closed sales), a median 25 days on market for closed sales, and 6.0 months of supply, a balanced market. The trailing-12-month median is down 4% from the prior 12 months, computed from record-level Georgia MLS closed sales (3 closings in the current window).
In ZIP 30040 (Cumming), 569 homes closed in the last 12 months at a median of $649K ($213/sq ft), down 2.8% year over year, with a median 35 days on market. Right now 170 active and 42 pending listings put supply at about 5.0 months — a balanced market. See the live ZIP 30040 housing market.
Georgia MLS sales records identify 12 homes in Ashford Manor that have changed hands since 2023, built between 2015 and 2017 (median 2016), with a median living area of about 3,380 sq ft and a typical 5-bedroom, 4-bath layout; 100% are single-family homes. Source: Georgia MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community. Georgia has no statewide parcel roll comparable to Florida’s DOR file, so ownership and homestead shares are not shown.
Ashford Manor sits in Cumming, within Forsyth County, an area of north Georgia's metro Atlanta exurbs known for a mix of established and newer subdivisions rather than a single defined style. Current MLS data does not surface listed community amenities, so any clubhouse, pool, or shared green space should be confirmed directly rather than assumed.
The setting & the homes.
Aerial and on-site photos of Ashford Manor. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Ashford ManorPhotos from Georgia MLS listings in Ashford Manor; content deemed reliable but not guaranteed.
Who Ashford Manor is best for.
Best for
- Willing to verify HOA terms and amenities directly rather than relying on listing summaries.
- Comfortable pricing off individual comps in Forsyth County rather than a community-wide median.
- Prepared to move when a listing surfaces, given how thin current inventory appears to be.
Probably not for
- Needing a documented, published amenity list before deciding to tour.
- Wanting a fast, data-heavy comparison of active listings within the community itself.
- Depending on a community median price to set expectations before getting local comps pulled.
Homes For Sale Right Now in Ashford Manor
Live MLS inventory for Ashford Manor. 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 and pending Ashford Manor listings as of 2026-09-21, 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.
Every Home for Sale in Ashford Manor Right Now (2)
All 2 active and pending Ashford Manor listings with a detail page, newest first, refreshed twice a day from the MLS.
- 7235 Ashford Manor Way · $550,000 · 2 bd / 2 ba · listed Sep 18, 2026 · listed by BHHS Georgia Properties
- 7455 Ashford Manor Way · $599,000 · 4 bd / 3 ba · listed Jun 23, 2026 · listed by Coldwell Banker Realty
Ashford Manor on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Georgia MLS. Map data © OpenStreetMap, tiles © CARTO.
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).
- New Hope · Elementary
- Desana · Middle
- Denmark · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Ashford Manor 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 Ashford Manor address.
Shop the zone: Homes zoned for New Hope Elementary School · Homes zoned for Desana Middle School · Homes zoned for Denmark High School
The Ashford Manor buying strategy.
If we were buying in Ashford Manor 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 Ashford Manor.
What the listing gap actually means
When a community shows no active listings and no documented amenities in the feed, it usually means one of two things: turnover is low, or the neighborhood is small enough that MLS coverage is sparse at any given moment. Either way, the practical effect is the same — you cannot build a reliable price or feature picture from the aggregate data alone.
That makes homework at the individual-listing level essential here. Plat maps, the HOA (if one exists), and recent closed sales in the immediate area matter more than any community-wide average would. Forsyth County records and neighboring Cumming subdivisions can help triangulate value until Ashford Manor itself produces enough listing activity to support a clearer read.
The location and the amenities are priced into every listing in Ashford Manor. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Ashford Manor buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (4.6). Basis: Recent Direction -3.8% year-over-year; Liquidity & Demand 6.0 months of supply; Pricing Power 92.3% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community where the MLS feed is thin, the value of local, hands-on work goes up, not down. We do not rely on a dashboard number for Ashford Manor — we pull recent closed comps from the surrounding Cumming and Forsyth County market, verify what amenities and HOA terms actually apply, and bring that to you before you make an offer or set a list price.
Ashford Manor 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 Ashford Manor 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 Ashford Manor sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Ashford Manor, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Ashford Manor home worth?
Get a no-obligation home value based on real comparable sales in Ashford Manor, 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 all homes for sale in Cumming →
Recently off market in Ashford Manor
Homes in Ashford Manor that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 7215 Margate Court · off market
18% of homes for sale in ZIP 30040 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-21).
Frequently Asked Questions
What is the median home price in Ashford Manor?
How long do homes in Ashford Manor take to sell?
Is Ashford Manor a buyer's or seller's market right now?
Who is the best real estate agent for Ashford Manor?
How do I find a top Cumming real estate agent who knows Ashford Manor?
Can Momentum Realty connect me with an agent for Ashford Manor?
Where is Ashford Manor, and what county is it in?
Should you buy in Ashford Manor?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Georgia MLS, refreshed twice daily (last: September 21, 2026) |
| Community market stats | Georgia MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | Georgia MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2023 (12 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 will price yours against live local comps — a real number, not an algorithm’s guess.
Looking to buy here? Search homes for sale →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Ashford Manor fits the bigger picture — live prices, inventory, and Momentum Scores:
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