Bellehurst
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 Raegan Thorp · via Georgia MLS
As of September 2026, Bellehurst in Cumming, GA has 2 homes for sale. Over the 12 months ending 2026-09-20, 5 recorded sales closed at a median of $697,000, $208 per square foot, a median 43 days on market, sellers accepting 92% of original asking (-2% versus the prior year). Homes listed or recently sold were built 2018–2021. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $5,970.
| Location | Cumming, Forsyth County, GA · ZIP 30040 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Playground, Pool, Near Shopping, Walk To Schools, Clubhouse, Carbon Monoxide Detector(s) |
| Sale prices, last 12 months | $697,000 median across 5 closed sales · $208 per sq ft · -2.2% vs the prior 12 months |
| Days on market (closed sales) | 43 median |
| For sale right now | 2 active, 0 pending · median asking $675,000 · 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, “Bellehurst key facts,” movewithmomentum.com/neighborhoods/bellehurst, data as of September 20, 2026.
Last 30 days in Bellehurst: 1 new listing (median asking $670,000). As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Bellehurst's pricing sits on a small dataset — five closings inform this snapshot — so treat the numbers as a directional read rather than a precise curve. The median price of $697,000 and price per square foot near $207.92 point to a market where finish level and lot condition are doing most of the work on what a given home actually sells for, more so than any uniform community standard.
At 43 days median time on market, homes here are not moving instantly, but they are not sitting stale either. For sellers, that argues for pricing to condition rather than aspiration. For buyers, it means there is room to inspect, negotiate, and walk away from a listing that does not show well without much fear of losing the only shot in the pipeline.
Bellehurst 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, 5 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($697K) is down 2.2% from the prior 12 months ($713K). 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 (5 and 3 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
Bellehurst market snapshot (as of September 20, 2026): the median sale price is about $697K ($208 per sq ft over the trailing 12 months of closed sales), a median 43 days on market for closed sales, and 6.0 months of supply, a balanced market. The trailing-12-month median is down 2% from the prior 12 months, computed from record-level Georgia MLS closed sales (5 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 11 homes in Bellehurst that have changed hands since 2024, built between 2018 and 2022 (median 2021), with a median living area of about 3,214 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.
Bellehurst is a Cumming community in Forsyth County where current MLS activity is thin enough that each closing meaningfully moves the median — a detail worth knowing before anchoring on a single comp.
The setting & the homes.
Aerial and on-site photos of Bellehurst. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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BellehurstPhotos from Georgia MLS listings in Bellehurst; content deemed reliable but not guaranteed.
Who Bellehurst is best for.
Best for
- Buying a home primarily for its own layout, lot, or condition rather than for a shared amenity package.
- Comfortable evaluating pricing against a thin, five-closing sales sample and confirming value with independent comps.
- Willing to move on a timeline of roughly six weeks to close, matching the community's current median days on market.
Probably not for
- Requiring a confirmed clubhouse, pool, or organized recreational amenities as part of the purchase decision.
- Needing a large, deep comp set to price with confidence before writing an offer.
- Expecting rapid turnover or heavy competing-offer pressure typical of higher-volume communities.
Homes For Sale Right Now in Bellehurst
Live MLS inventory for Bellehurst. 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 Bellehurst 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 Bellehurst Right Now (2)
All 2 active and pending Bellehurst listings with a detail page, newest first, refreshed twice a day from the MLS.
- 5090 Bellehurst Lane · $670,000 · 5 bd / 3 ba · listed Aug 19, 2026 · listed by Sekhars Realty, Inc.
- 4435 Hager Court · $679,999 · 5 bd / 4 ba · listed Jun 23, 2026 · listed by Virtual Properties Realty.com
Bellehurst 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).
- Sawnee · Elementary
- Hendricks · Middle
- West Forsyth · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Bellehurst 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 Bellehurst address.
Shop the zone: Homes zoned for Sawnee Elementary School · Homes zoned for Hendricks Middle School · Homes zoned for West Forsyth High School
The Bellehurst buying strategy.
If we were buying in Bellehurst 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 Bellehurst.
Pricing on a thin book of sales
With only five recent closings feeding this snapshot, Bellehurst's numbers should be read as a starting point for conversation, not a settled market curve. The median price of $697,000 and per-square-foot figure of $207.92 describe what has actually traded, but a single renovated or unusually large listing can shift both figures more than it would in a community with a deeper sales base.
No community amenities are identified from current MLS listings, which means whatever draws a buyer to Bellehurst is likely tied to the home itself, the lot, or the broader Cumming/Forsyth County location rather than a clubhouse, pool, or shared recreational package. That is a useful filter: buyers looking for amenity-driven living should confirm what, if anything, exists on the ground before assuming a typical suburban package.
The location and the amenities are priced into every listing in Bellehurst. 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 Bellehurst 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 -2.2% year-over-year; Liquidity & Demand 6.0 months of supply; Pricing Power 91.7% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community with only a handful of recent closings, pricing correctly means leaning on comp analysis and on-the-ground condition assessment rather than a formula. We walk Bellehurst listings in person, compare finish level against the $207.92 per-square-foot benchmark, and help buyers and sellers understand which side of that median a specific home should land on before committing to a number.
Bellehurst 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 Bellehurst 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 Bellehurst sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bellehurst, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Bellehurst home worth?
Get a no-obligation home value based on real comparable sales in Bellehurst, 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 Bellehurst?
How long do homes in Bellehurst take to sell?
Is Bellehurst a buyer's or seller's market right now?
Who is the best real estate agent for Bellehurst?
How do I find a top Cumming real estate agent who knows Bellehurst?
Can Momentum Realty connect me with an agent for Bellehurst?
Where is Bellehurst, and what county is it in?
Should you buy in Bellehurst?
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 2024 (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 →
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.
See how Bellehurst fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Bellehurst with Momentum Realty’s local guides.