Bethelview Manor
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 Mikel D Muffley, Weichert Realtors - The Collective · via Georgia MLS
As of September 2026, Bethelview Manor in Cumming, GA has 3 homes for sale. Homes listed or recently sold were built 2025–2026 with 4 new construction.
Homes For Sale Right Now in Bethelview Manor
Live MLS inventory for Bethelview Manor. 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 Manor 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 Manor Right Now (3)
All 3 active and pending Bethelview Manor listings with a detail page, newest first, refreshed twice a day from the MLS.
- 3985 Clifton Hill Court · $899,900 · 5 bd / 4 ba · listed Jul 12, 2026 · listed by RE/MAX Center
- 3915 Clifton Hill Court · $849,000 · 5 bd / 4 ba · listed Jun 30, 2026 · listed by RE/MAX Center
- 3950 Clifton Hill Court ##13 · $1,085,000 · 5 bd / 4 ba · listed Jun 23, 2026 · listed by Weichert Realtors - The Collective
Bethelview Manor doesn't have enough active listing history in the current Georgia MLS feed to support a data-driven price read right now. That's not unusual for smaller or newer subdivisions in Forsyth County — it just means any pricing conversation here has to be built from direct comps and a walk-through of what's actually available, not from an aggregate stat sheet.
For a buyer or seller, the practical takeaway is the same: treat published averages elsewhere as noise until someone pulls live inventory and recent closings for this specific street. Cumming and Forsyth County move fast enough that a snapshot from even a few months back can be stale, so a current, hands-on look matters more than a headline number.
Bethelview Manor right now
🟢 Buyer-leaning market. 36.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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: Low (3 active and pending listings, 0 closed sales in 12 months).
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 Manor sits in Cumming, within Forsyth County — a part of Georgia's north metro corridor where new and established subdivisions sit close together and pricing can vary block by block depending on lot size and build age.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Bethelview Manor. Swipe to explore the community.
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Bethelview ManorPhotos from Georgia MLS listings in Bethelview Manor; content deemed reliable but not guaranteed.
Who Bethelview Manor is best for.
Best for
- Targeting a Cumming, Forsyth County address and willing to verify HOA and amenity details directly with the listing agent.
- Comfortable making decisions from a direct comp pull rather than an aggregate market report.
- Looking in the north Georgia metro corridor and open to a smaller subdivision with limited public listing history.
Probably not for
- Needing documented, amenity-rich community features confirmed before touring.
- Relying solely on published market stats to set a price without direct verification.
- Expecting a large, well-established comp set inside the community itself.
The market around Bethelview Manor
Bethelview Manor is too small for its own price trend, so here is the market around it.
In ZIP 30040, 325 homes are on the market and 18% are under contract — a steady corner of Cumming.
Across Forsyth County, 1,067 homes are active and 201 pending (16% under contract).
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.
ZIP and county figures describe the wider market, not Bethelview Manor specifically. Momentum Research analysis of MLS records.
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).
- Kelly Mill · Elementary
- Vickery Creek · Middle
- West Forsyth · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Bethelview Manor 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 Manor address.
Shop the zone: Homes zoned for Kelly Mill Elementary School · Homes zoned for Vickery Creek Middle School · Homes zoned for West Forsyth High School
The Bethelview Manor buying strategy.
If we were buying in Bethelview Manor 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Manor.
What the current listing gap tells you
No community amenities have been identified from current MLS listings for Bethelview Manor, and there isn't enough recent sales activity in the feed to draw firm conclusions about price behavior or turnover pace. That could mean a quiet stretch with little for-sale inventory, or it could mean the community is small enough that a handful of transactions don't generate a usable trend line. Either way, it's a reason to verify rather than assume.
For a buyer, that means asking direct questions before writing an offer: is there an HOA, what does it cover, and what have comparable homes on the same street actually closed for. For a seller, it means your listing agent needs to build the comp set from adjacent, similar subdivisions in Cumming rather than relying on a thin in-community sample.
The location and the amenities are priced into every listing in Bethelview Manor. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When the public data set is this thin, the value of a broker shifts from reciting stats to doing the legwork — pulling active and off-market comps in Cumming and Forsyth County, confirming HOA and amenity details directly rather than assuming they exist, and pricing or offering based on what's real today, not what a dashboard shows.
Bethelview Manor 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 Manor 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 Manor sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bethelview Manor, 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 Manor home worth?
Get a no-obligation home value based on real comparable sales in Bethelview Manor, 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
Is Bethelview Manor a buyer's or seller's market right now?
Who is the best real estate agent for Bethelview Manor?
How do I find a top Cumming real estate agent who knows Bethelview Manor?
Can Momentum Realty connect me with an agent for Bethelview Manor?
Where is Bethelview Manor, and what county is it in?
Should you buy in Bethelview Manor?
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) |
| Under-contract shares | Georgia MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2026 (1 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 Manor fits the bigger picture — live prices, inventory, and Momentum Scores: