Berryhill
Homes for Sale in Cumming, GA
All 460 homes for sale in Cumming, GA · median $624,950 · 357 homes for sale in 30041
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $430,000, $184 per square foot, a median 12 days on market, sellers accepting 95% of original asking. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $3,680.
Berryhill's pricing sits in the mid-$400s at the median, with price per square foot running right around $184 — a level that points to condition and finish doing most of the work on any given listing rather than one standout feature carrying the community. At just 12 days of median time on market, homes here are not sitting; a listing priced and presented correctly is moving inside two weeks.
For sellers, that pace argues for coming to market ready rather than testing a number — there is not much room to adjust after the fact when the pool of comparable closings is this tight. For buyers, it means decisions need to be made quickly once a home fits, and pre-positioning on financing matters more than it would in a slower-moving Forsyth County pocket.
Nearby homes for sale
No active listings inside Berryhill right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Berryhill market snapshot (as of September 20, 2026): the median sale price is about $430K ($184 per sq ft over the trailing 12 months of closed sales), and a median 12 days on market for closed sales.
In ZIP 30041 (Cumming), 521 homes closed in the last 12 months at a median of $621K ($213/sq ft), down 1.9% year over year, with a median 36 days on market. Right now 173 active and 44 pending listings put supply at about 4.7 months — a balanced market. See the live ZIP 30041 housing market.
Georgia MLS sales records identify 6 homes in Berryhill that have changed hands since 2024, built between 1996 and 1996 (median 1996), with a median living area of about 2,332 sq ft and a typical 3-bedroom, 2.5-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.
Berryhill is a Cumming community in Forsyth County where recent activity has been limited to a small handful of closings, so current pricing reflects a narrow, fast-moving slice of the market rather than a broad sample.
Who Berryhill is best for.
Best for
- Buying with financing pre-arranged and the ability to act within days of a new listing hitting the market.
- Trading up or down based primarily on the condition and finish of an individual home rather than a shared amenity set.
- Selling a well-prepared, correctly priced home and wanting a market that historically has not required long exposure time.
Probably not for
- Needing a large inventory of comparable homes to shop before deciding, given the limited recent closing volume.
- Prioritizing a community with organized shared amenities, since none are currently identified in Berryhill.
- Wanting extended time to negotiate or reconsider, given the current pace of roughly two weeks to contract.
Housing distress & ownership in Berryhill, Cumming
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed. Deemed reliable but not guaranteed.
The Berryhill buying strategy.
If we were buying in Berryhill 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 Berryhill.
What the numbers are actually saying
With only a few closings feeding the current snapshot, the $430,000 median and $184.09 per-square-foot figure should be read as a directional signal, not a hard ceiling or floor. A single well-appointed or dated home closing in either direction can move these numbers more than it would in a larger, higher-volume community.
No community amenities are identified from current MLS listings, which means the value story here is built by the homes themselves — lot, layout, condition, and finish — rather than by a shared clubhouse, pool, or trail system. Buyers should evaluate each listing on its own terms rather than assuming a standard amenity package.
The location and the amenities are priced into every listing in Berryhill. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A market moving at a 12-day median clip with a thin closing sample rewards agents who track Berryhill specifically rather than relying on broader Cumming or Forsyth County averages. We watch this community's individual listings and closings so pricing and offer strategy are built on what is actually happening here, not a zip-code-wide blend.
Berryhill 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 Berryhill 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 Berryhill sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Berryhill, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Berryhill home worth?
Get a no-obligation home value based on real comparable sales in Berryhill, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in Berryhill?
How long do homes in Berryhill take to sell?
Who is the best real estate agent for Berryhill?
How do I find a top Cumming real estate agent who knows Berryhill?
Can Momentum Realty connect me with an agent for Berryhill?
Where is Berryhill, and what county is it in?
Should you buy in Berryhill?
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 20, 2026 |
| Under-contract shares | Georgia MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2024 (6 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.
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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.
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See how Berryhill fits the bigger picture — live prices, inventory, and Momentum Scores:
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