Berkeley Mill
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 Jaymie Dimbath, Pulte Realty of Georgia, Inc · via Georgia MLS
As of September 2026, Berkeley Mill in Cumming, GA has 5 homes for sale and 5 pending, asking from $539,900 to $598,794 (median $585,612). Over the 12 months ending 2026-09-20, 35 recorded sales closed at a median of $649,000, $217 per square foot, a median 28 days on market, sellers accepting 98% of original asking (-4% versus the prior year). Homes listed or recently sold were built 2024–2026 with 19 new construction. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $5,560.
| Location | Cumming, Forsyth County, GA · ZIP 30040, 30041 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Pool, Carbon Monoxide Detector(s), Playground, Near Shopping, Fire Sprinkler System, Walk To Schools |
| Sale prices, last 12 months | $649,000 median across 35 closed sales · $217 per sq ft · -3.7% vs the prior 12 months |
| Days on market (closed sales) | 28 median |
| For sale right now | 5 active, 5 pending · median asking $585,612 · 1.6 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, “Berkeley Mill key facts,” movewithmomentum.com/neighborhoods/berkeley-mill, data as of September 20, 2026.
Last 30 days in Berkeley Mill: 3 new listings (median asking $585,612), 5 under contract right now, 2 closed sales (median $580,500). As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Homes For Sale Right Now in Berkeley Mill
Live MLS inventory for Berkeley Mill. 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 · 5 daysTop listing
Active · 181 days
Active · 5 days
Active · 94 days
Active · 15 days
Pending · 25 days
Pending · 40 days
Pending · 20 days
Pending · 55 days
Pending · 28 daysActive and pending Berkeley Mill 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 Berkeley Mill Right Now (10)
All 10 active and pending Berkeley Mill listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1655 Tide Mill Rd.-Lot 81 · $598,794 · 5 bd / 3 ba · listed Sep 12, 2026 · listed by Pulte Realty of Georgia, Inc
- 1670 Branch Creek Drive- Lot 113 · $585,612 · 4 bd / 3 ba · listed Sep 12, 2026 · listed by Pulte Realty of Georgia, Inc
- 1654 Tide Mill Road · $539,900 · 4 bd / 3 ba · listed Aug 27, 2026 · listed by Keller Williams Community Partners
- 1674 Branch Creek Drive #-Lot 111 · $588,607 · 5 bd / 3 ba · pending · listed Aug 26, 2026 · listed by Pulte Realty of Georgia, Inc
- 1644 Tide Mill Road #-Lot 156 · $535,577 · 4 bd / 2.5 ba · pending · listed Aug 18, 2026 · listed by Pulte Realty of Georgia, Inc
- 1676 Branch Creek Drive #-Lot 110 · $628,582 · 5 bd / 3 ba · pending · listed Aug 16, 2026 · listed by Pulte Realty of Georgia, Inc
- 1678 Branch Creek Drive #-Lot 109 · $613,318 · 5 bd / 3 ba · pending · listed Aug 7, 2026 · listed by Pulte Realty of Georgia, Inc
- 1648 Tide Mill Road #Lot 154 · $569,440 · 5 bd / 3 ba · pending · listed Jul 23, 2026 · listed by Pulte Realty of Georgia, Inc
- 1664 Branch Creek Drive #Lot 115 · $540,990 · 4 bd / 3.5 ba · listed Jun 23, 2026 · listed by Pulte Realty of Georgia, Inc
- 1612 Tide Mill Road · $594,900 · 5 bd / 3 ba · listed Jun 23, 2026 · listed by Bolst, Inc.
Berkeley Mill's numbers point to a market that is pricing on condition and finish level more than on any single amenity draw. With a median price of $649,122 and a median price per square foot of $219.61, the spread between a well-updated home and one that needs work is likely doing a lot of the work in setting where a given listing lands.
A median of 27 days on market is a moderate pace, not a frenzy. Sellers here are not seeing homes move in a matter of days, but they are not sitting for months either. That gives buyers room to negotiate on inspection items and closing timing rather than feeling pressured into a blind offer, while sellers who price realistically against recent closings should still expect a reasonable window to a contract.
Berkeley Mill right now
🔴 Seller-leaning market. 1.6 months of supply and 50% of the inventory already under contract give sellers the pressure advantage.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: Very High (10 active and pending listings, 35 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($649K) is down 3.7% from the prior 12 months ($674K). With about 16 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: Medium (35 and 13 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
Berkeley Mill market snapshot (as of September 20, 2026): the median sale price is about $649K ($217 per sq ft over the trailing 12 months of closed sales), a median 28 days on market for closed sales, and 1.6 months of supply, a seller-leaning market. The trailing-12-month median is down 4% from the prior 12 months, computed from record-level Georgia MLS closed sales (35 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 48 homes in Berkeley Mill that have changed hands since 2024, built between 2024 and 2026 (median 2025), with a median living area of about 3,116 sq ft and a typical 5-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.
Berkeley Mill sits in Cumming, Forsyth County, with pricing that reflects a Forsyth County market rather than any single defining community feature — current MLS data shows no distinct amenities listed for the neighborhood itself.
The setting & the homes.
Aerial and on-site photos of Berkeley Mill. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Berkeley MillBerkeley MillBerkeley MillBerkeley MillBerkeley MillBerkeley MillBerkeley MillBerkeley MillPhotos from Georgia MLS listings in Berkeley Mill; content deemed reliable but not guaranteed.
Who Berkeley Mill is best for.
Best for
- Buying a home where value is driven by the property itself rather than a shared amenity package.
- Comparing recent per-square-foot pricing before committing to an offer in a moderate-pace market.
- Looking in Forsyth County near Cumming with flexibility on whether the home includes community amenities.
Probably not for
- Requiring an established amenity package such as a pool, clubhouse, or trail system as part of the purchase.
- Needing a home to move in well under the current median days-on-market pace.
- Assuming price per square foot alone tells the full story without inspecting condition.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Georgia MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($649K) IS the median in the snapshot above, and the move from 2025 ($674K) IS the -3.7% one-year change.
Windows contain 1 to 35 sales each (35 in the current window); every figure carries its sample size. Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed. Deemed reliable but not guaranteed.
50% of homes for sale in Berkeley Mill 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 (2026-09-22).
Berkeley Mill Market Scorecard
Berkeley Mill is currently a strong seller's market. About 1.6 months of supply, a median asking price of $585,612, and homes go under contract in about 15 days.
Go deeper: true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
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).
- Cumming · Elementary
- Otwell · Middle
- Forsyth Central · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Berkeley Mill 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 Berkeley Mill address.
Shop the zone: Homes zoned for Cumming Elementary School · Homes zoned for Otwell Middle School · Homes zoned for Forsyth Central High School
The Berkeley Mill buying strategy.
If we were buying in Berkeley Mill 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 Berkeley Mill.
What the numbers are actually saying
Based on the most recent 34-closing window, Berkeley Mill's median price per square foot of $219.61 gives buyers a useful yardstick: a home priced well above that on a per-square-foot basis needs to justify itself through updates, lot, or layout, not just square footage. A home priced well below it is worth a closer look at condition before assuming it is simply a deal.
There is no community amenity package identified from current listings, which means the value proposition here is the home and its immediate lot rather than shared pools, clubhouses, or trails. Buyers should evaluate Berkeley Mill on the merits of the specific property and its Forsyth County location, not on an assumed amenity list.
The location and the amenities are priced into every listing in Berkeley Mill. 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 Berkeley Mill 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 (7.3). Basis: Recent Direction -3.7% year-over-year; Liquidity & Demand 1.6 months of supply; Pricing Power 97.6% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community where price per square foot and days on market are the clearest signals available, having someone pull recent, comparable closings before you write or accept an offer matters more than a generic listing sheet. We price against what has actually closed in Berkeley Mill's window, not against list-price aspiration.
Berkeley Mill 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 Berkeley Mill 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 Berkeley Mill sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Berkeley Mill, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Berkeley Mill home worth?
Get a no-obligation home value based on real comparable sales in Berkeley Mill, 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 Berkeley Mill
Homes in Berkeley Mill 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. 8 on record.
- 1601 Wander Mill #Lot 1 · off market
- 1644 Tide Mill Rd-Lot 156 · off market
- 1648 Tide Mill Rd- Lot 154 · off market
- 1674 Branch Creek Dr-Lot 111 · off market
- 1676 Branch Creek Dr-Lot 110 · off market
- 1678 Branch Creek Dr-Lot 109 · off market
- 1687 Branch Creek Dr-Lot 97 · off market
- 1687 Branch Creek Drive #-Lot 97 · off market
Frequently Asked Questions
What is the median home price in Berkeley Mill?
How long do homes in Berkeley Mill take to sell?
Is Berkeley Mill a buyer's or seller's market right now?
Who is the best real estate agent for Berkeley Mill?
How do I find a top Cumming real estate agent who knows Berkeley Mill?
Can Momentum Realty connect me with an agent for Berkeley Mill?
Where is Berkeley Mill, and what county is it in?
Is Berkeley Mill a good place to live?
Should you buy in Berkeley Mill?
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 (49 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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See how Berkeley Mill fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Berkeley Mill with Momentum Realty’s local guides.