Bethelview 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 Atlanta Sold Sisters · via Georgia MLS
Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $465,000, $242 per square foot, a median 7 days on market, sellers accepting 89% of original asking (-3% versus the prior year). Homes listed or recently sold were built 2002–2004. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $3,980.
| Location | Cumming, Forsyth County, GA · ZIP 30040 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Pool, Tennis Court(s), Clubhouse, Carbon Monoxide Detector(s), Playground, Near Shopping |
| Sale prices, last 12 months | $465,000 median across 4 closed sales · $242 per sq ft · -3.1% vs the prior 12 months |
| Days on market (closed sales) | 7 median |
| For sale right now | 0 active, 1 pending |
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, “Bethelview Downs key facts,” movewithmomentum.com/neighborhoods/bethelview-downs, data as of September 20, 2026.
Last 30 days in Bethelview Downs: 1 new listing (median asking $515,900), 1 under contract right now. As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Bethelview Downs is trading at a median of $465,000, or roughly $241.67 a square foot, which puts it in the price-per-square-foot conversation with the more established resale stock in this part of Forsyth County rather than newer-build premium territory. With only four closings in the current window, this is a thin data set — enough to read a trend line, not enough to treat any single sale as gospel.
A median days-on-market of 7.5 tells you homes here are moving before they have time to sit. That is a seller-favoring signal: price it right and condition it well, and it should transact quickly. For a buyer, it means having financing and a decision ready before you walk the second showing, not after.
Bethelview Downs right now
🟡 Off the recent peak. The trailing-12-month median ($465K) is down 3.1% from the prior 12 months ($480K). With about 6 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 11 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
Bethelview Downs market snapshot (as of September 20, 2026): the median sale price is about $465K ($242 per sq ft over the trailing 12 months of closed sales), and a median 8 days on market for closed sales. The trailing-12-month median is down 3% 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 20 homes in Bethelview Downs that have changed hands since 2024, built between 2002 and 2005 (median 2003), with a median living area of about 1,762 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.
Bethelview Downs sits in Cumming, Forsyth County, with a resale pace and price point that reflect steady, unremarkable-in-a-good-way demand rather than a speculative run-up.
The setting & the homes.
Aerial and on-site photos of Bethelview Downs. Swipe to explore the community.
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Bethelview DownsPhotos from Georgia MLS listings in Bethelview Downs; content deemed reliable but not guaranteed.
Who Bethelview Downs is best for.
Best for
- Moving decisively once a home hits the market, since the typical listing is under contract in about a week.
- Evaluating homes primarily on price per square foot rather than headline list price.
- Comfortable making an offer with limited amenity information and verifying features independently.
Probably not for
- Needing a wide selection of active listings to compare before deciding, given the small number of recent closings.
- Requiring a documented amenity package as part of the purchase decision.
- Wanting an extended, low-pressure shopping timeline before committing.
Homes For Sale Right Now in Bethelview Downs
Live MLS inventory for Bethelview 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 Bethelview 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 Bethelview Downs Right Now (2)
All 2 active and pending Bethelview Downs listings with a detail page, newest first, refreshed twice a day from the MLS.
- 6645 Cold Stream Drive · $515,900 · 3 bd / 3 ba · listed Sep 21, 2026 · listed by LOCAL Realty
- 6730 Waveland Drive · $485,000 · 3 bd / 3 ba · pending · listed Sep 5, 2026 · listed by Coldwell Banker Realty
Bethelview 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).
- New Hope · Elementary
- Piney Grove · Middle
- Denmark · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Bethelview 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 Bethelview Downs address.
Shop the zone: Homes zoned for New Hope Elementary School · Homes zoned for Piney Grove Middle School · Homes zoned for Denmark High School
The Bethelview Downs buying strategy.
If we were buying in Bethelview 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 Bethelview Downs.
What the numbers are actually telling you
The $241.67 per-square-foot figure is the more durable number in this snapshot — it holds up better across a small sample than the raw median price, which will move around more as different sizes and conditions of home close. Treat the price-per-square-foot as your anchor when sizing up a specific listing against the community norm.
No community amenities are currently identified from MLS listings for Bethelview Downs, which is worth noting plainly rather than glossing over. That does not necessarily reflect what exists on the ground, but it does mean you should verify any amenity claims directly rather than assume a clubhouse, pool, or similar feature comes with the address.
The location and the amenities are priced into every listing in Bethelview Downs. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With a thin closings sample and a fast median days-on-market, pricing a listing or making an offer here rewards someone who is watching the data update in near real time rather than working off a stale comp sheet. We track the per-square-foot trend alongside the raw median so you are not anchored to a number that a single closing could swing.
Bethelview 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 Bethelview 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 Bethelview Downs sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bethelview 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 Bethelview Downs home worth?
Get a no-obligation home value based on real comparable sales in Bethelview 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 (2026-09-22).
Frequently Asked Questions
What is the median home price in Bethelview Downs?
How long do homes in Bethelview Downs take to sell?
Who is the best real estate agent for Bethelview Downs?
How do I find a top Cumming real estate agent who knows Bethelview Downs?
Can Momentum Realty connect me with an agent for Bethelview Downs?
Where is Bethelview Downs, and what county is it in?
Should you buy in Bethelview 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 2024 (18 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 Bethelview Downs fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Bethelview Downs with Momentum Realty’s local guides.