Bellehurst
Homes for Sale in Cumming, GA
True comps, carrying-cost math, and listings before the portals.
Photo via Georgia MLS
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.
The 60-Second Overview
Bellehurst market snapshot (as of September 1, 2026): the median sale price is about $697K ($208 per sq ft over the trailing 12 months of closed sales), and a median 43 days on market for closed sales.
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.
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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 2026-09-02, 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).
- 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.
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.
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 homes for sale in Bellehurst on the map →
Frequently Asked Questions
What is the median home price in Bellehurst?
How long do homes in Bellehurst take to sell?
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?
Should you buy in Bellehurst?
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 (5 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.
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