Barrett Downs
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 Premier Realty Group · via Georgia MLS
As of September 2026, Barrett Downs in Cumming, GA has 2 homes for sale. Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $550,000, $219 per square foot, a median 16 days on market, sellers accepting 97% of original asking (-15% versus the prior year). Homes listed or recently sold were built 1996–1998. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $4,710.
| Location | Cumming, Forsyth County, GA · ZIP 30040 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Playground, Pool, Tennis Court(s), Carbon Monoxide Detector(s), Near Shopping, Walk To Schools |
| Sale prices, last 12 months | $550,000 median across 4 closed sales · $219 per sq ft · -15.4% vs the prior 12 months |
| Days on market (closed sales) | 16 median |
| For sale right now | 2 active, 0 pending · median asking $642,500 · 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, “Barrett Downs key facts,” movewithmomentum.com/neighborhoods/barrett-downs, data as of September 20, 2026.
Last 30 days in Barrett Downs: 2 new listings (median asking $642,500). As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Barrett Downs is pricing at a median of $550,000, with a median price per square foot of $219.38. That per-foot figure is the more telling number here — it tells you condition and finish level are doing the work on value, not a shared amenity package, since current MLS data shows none identified for this community.
A median of 16 days on market is brisk. With only 4 closings in the current window, the sample is thin enough that one or two listings can move the median meaningfully, so sellers should price off comparable condition rather than the headline number alone, and buyers should expect to move decisively once they find a home that fits.
Barrett Downs 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: Medium (2 active and pending listings, 4 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($550K) is down 15.4% from the prior 12 months ($650K). With about 4 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 (4 and 5 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
Barrett Downs market snapshot (as of September 20, 2026): the median sale price is about $550K ($219 per sq ft over the trailing 12 months of closed sales), a median 16 days on market for closed sales, and 6.0 months of supply, a balanced market. The trailing-12-month median is down 15% from the prior 12 months, computed from record-level Georgia MLS closed sales (4 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 15 homes in Barrett Downs that have changed hands since 2023, built between 1996 and 1999 (median 1998), with a median living area of about 3,060 sq ft and a typical 4-bedroom, 3-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.
Barrett Downs is a Cumming community in Forsyth County where recent activity has been light in volume but quick to turn, putting more weight on how a specific home shows than on any shared amenity draw.
The setting & the homes.
Aerial and on-site photos of Barrett Downs. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Barrett DownsPhotos from Georgia MLS listings in Barrett Downs; content deemed reliable but not guaranteed.
Who Barrett Downs is best for.
Best for
- Prioritizing the home's own condition, layout, and finish level over a shared amenity list.
- Moving on a compressed timeline in a market where the median days-on-market is running around 16 days.
- Comparing a specific listing's price per square foot against the area's $219.38 median before making an offer.
Probably not for
- Expecting a clubhouse, pool, or other organized amenity, since current listings show none identified.
- Needing a large set of recent comparable sales to lean on, given only 4 closings in this window.
- Assuming every home here trades near the $550,000 median regardless of condition or size.
Homes For Sale Right Now in Barrett Downs
Live MLS inventory for Barrett Downs. 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 Barrett Downs 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 Barrett Downs Right Now (2)
All 2 active and pending Barrett Downs listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2281 Barrett Drive · $700,000 · 6 bd / 4 ba · listed Sep 11, 2026 · listed by The Rezerve
- 2015 Crossover Drive · $585,000 · 5 bd / 3.5 ba · listed Aug 19, 2026 · listed by Atlanta Communities
Barrett Downs 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).
- Kelly Mill · Elementary
- Hendricks · Middle
- Forsyth Central · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Barrett Downs 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 Barrett Downs address.
Shop the zone: Homes zoned for Kelly Mill Elementary School · Homes zoned for Hendricks Middle School · Homes zoned for Forsyth Central High School
The Barrett Downs buying strategy.
If we were buying in Barrett Downs 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 Barrett Downs.
What's Actually Driving Value Here
With a median price per square foot of $219.38 against a median sale price of $550,000, the math points to a fairly standard, mid-size home profile for the area rather than an outlier luxury tier. Because current MLS listings show no identified community amenities, whatever premium exists is attached to the house itself — layout, lot, updates — not to a clubhouse or pool line item.
The 16-day median days-on-market is the more actionable data point for both sides of a transaction. It suggests homes that are priced and presented well are not sitting. But with just 4 closings in this window, buyers and sellers should treat that figure as a directional signal, not a guarantee, and lean on a current, house-specific comparison before setting expectations on price or timeline.
The location and the amenities are priced into every listing in Barrett Downs. 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 Barrett Downs 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 (4.7). Basis: Recent Direction -15.4% year-over-year; Liquidity & Demand 6.0 months of supply; Pricing Power 96.9% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a low-volume market like Barrett Downs, the median figures move fast with each new closing. We track the underlying transactions as they happen, not just the trailing averages, so pricing conversations are based on what is actually closing in Forsyth County right now rather than a stale snapshot.
Barrett Downs 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 Barrett Downs 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 Barrett Downs sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Barrett Downs, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Barrett Downs home worth?
Get a no-obligation home value based on real comparable sales in Barrett Downs, 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 →
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 Barrett Downs?
How long do homes in Barrett Downs take to sell?
Is Barrett Downs a buyer's or seller's market right now?
Who is the best real estate agent for Barrett Downs?
How do I find a top Cumming real estate agent who knows Barrett Downs?
Can Momentum Realty connect me with an agent for Barrett Downs?
Where is Barrett Downs, and what county is it in?
Should you buy in Barrett Downs?
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 (15 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 Barrett Downs fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Barrett Downs with Momentum Realty’s local guides.