Bramblett Grove
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 Rajesh Khanna · via Georgia MLS
As of September 2026, Bramblett Grove in Cumming, GA has 2 homes for sale. Over the 12 months ending 2026-09-20, 6 recorded sales closed at a median of $484,500, $199 per square foot, a median 58 days on market, sellers accepting 86% of original asking (-14% versus the prior year). Homes listed or recently sold were built 2019–2023. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $4,150.
| Location | Cumming, Forsyth County, GA · ZIP 30040 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Pool, Clubhouse, Playground, Tennis Court(s), Carbon Monoxide Detector(s), Near Shopping |
| Sale prices, last 12 months | $484,500 median across 6 closed sales · $199 per sq ft · -13.6% vs the prior 12 months |
| Days on market (closed sales) | 58 median |
| For sale right now | 2 active, 0 pending · median asking $541,500 · 4.0 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, “Bramblett Grove key facts,” movewithmomentum.com/neighborhoods/bramblett-grove, data as of September 20, 2026.
Last 30 days in Bramblett Grove: 1 new listing (median asking $544,000). As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Bramblett Grove's numbers point to a market that is priced on condition and finish level more than on any shared amenity package. With a median price of $484,500 and a median price per square foot of $198.60, the spread between a well-updated home and one that needs work is likely doing most of the pricing work here, not the address itself.
A median of 58 days on market tells sellers to price realistically from day one rather than test the ceiling — this is not a market where overpricing gets absorbed quickly. For buyers, that same number means there is room to negotiate on terms or condition credits rather than racing to beat competing offers.
Bramblett Grove right now
🟡 Balanced market. 4.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.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: Medium (2 active and pending listings, 6 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($484K) is down 13.6% from the prior 12 months ($561K). 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 (6 and 5 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
Bramblett Grove market snapshot (as of September 20, 2026): the median sale price is about $484K ($199 per sq ft over the trailing 12 months of closed sales), a median 58 days on market for closed sales, and 4.0 months of supply, a balanced market. The trailing-12-month median is down 14% from the prior 12 months, computed from record-level Georgia MLS closed sales (6 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 22 homes in Bramblett Grove that have changed hands since 2023, built between 2019 and 2023 (median 2020), with a median living area of about 2,568 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.
Bramblett Grove sits in Cumming, within Forsyth County, and current MLS data shows no community amenities identified — this appears to be a straightforward residential subdivision rather than an amenity-driven one, which keeps the pricing conversation focused on the homes themselves.
The setting & the homes.
Aerial and on-site photos of Bramblett Grove. Swipe to explore the community.
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Bramblett GrovePhotos from Georgia MLS listings in Bramblett Grove; content deemed reliable but not guaranteed.
Who Bramblett Grove is best for.
Best for
- Buying a home for its own layout and condition rather than for a shared amenity package.
- Wanting negotiating room on price or terms rather than competing in a fast-clearing market.
- Comparing price per square foot closely across listings to find the best value in the current spread.
Probably not for
- Needing a pool, clubhouse, or other on-site amenity as part of daily use.
- Wanting a fast, high-competition sale timeline measured in days rather than weeks.
- Expecting amenity-driven resale demand rather than condition-driven demand.
Homes For Sale Right Now in Bramblett Grove
Live MLS inventory for Bramblett Grove. 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 Bramblett Grove 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 Bramblett Grove Right Now (2)
All 2 active and pending Bramblett Grove listings with a detail page, newest first, refreshed twice a day from the MLS.
- 4365 Sunflower Circle · $544,000 · 5 bd / 3 ba · listed Aug 27, 2026 · listed by Keller Williams Realty Atl. Partners
- 4910 Bramblett Grove Place · $539,000 · 5 bd / 3 ba · listed Jun 23, 2026 · listed by Virtual Properties Realty.com
Bramblett Grove 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).
- Matt · Elementary
- Liberty · Middle
- North Forsyth · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Bramblett Grove 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 Bramblett Grove address.
Shop the zone: Homes zoned for Matt Elementary School · Homes zoned for Liberty Middle School · Homes zoned for North Forsyth High School
The Bramblett Grove buying strategy.
If we were buying in Bramblett Grove 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 Bramblett Grove.
Pricing on the home, not the package
With no clubhouse, pool, or other shared amenity showing up in current listings, Bramblett Grove's value proposition rests on the house and the lot, not on a lifestyle package layered on top. That makes the median price per square foot of $198.60 a more useful yardstick than in communities where buyers are also paying for shared infrastructure.
A median of 58 days on market, drawn from a six-month closings window, suggests a market that moves at a measured pace rather than a fast-clearing one. Buyers who need time to inspect, negotiate repairs, or line up financing are not working against a compressed timeline, and sellers should expect a real marketing period rather than an instant sale.
The location and the amenities are priced into every listing in Bramblett Grove. 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 Bramblett Grove 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 (3.1). Basis: Recent Direction -13.6% year-over-year; Liquidity & Demand 4.0 months of supply; Pricing Power 85.9% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community priced primarily on condition rather than shared amenities, the difference between a good outcome and a mediocre one usually comes down to reading individual listings correctly — what a price per square foot actually reflects, and whether 58 days on market is typical for a given home or a signal. We walk buyers and sellers through that comparison line by line rather than leaning on marketing language the data does not support.
Bramblett Grove 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 Bramblett Grove 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 Bramblett Grove sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bramblett Grove, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Bramblett Grove home worth?
Get a no-obligation home value based on real comparable sales in Bramblett Grove, 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 Bramblett Grove
Homes in Bramblett Grove 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. 1 on record.
- 4770 Burningbush Way · off market
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).
Bramblett Grove Market Scorecard
Bramblett Grove is currently a balanced market. About 4.0 months of supply, a median asking price of $541,500, and homes go under contract in about 74 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.
Frequently Asked Questions
What is the median home price in Bramblett Grove?
How long do homes in Bramblett Grove take to sell?
Is Bramblett Grove a buyer's or seller's market right now?
Who is the best real estate agent for Bramblett Grove?
How do I find a top Cumming real estate agent who knows Bramblett Grove?
Can Momentum Realty connect me with an agent for Bramblett Grove?
Where is Bramblett Grove, and what county is it in?
Is Bramblett Grove a good place to live?
Should you buy in Bramblett Grove?
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 2023 (22 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 Bramblett Grove fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Bramblett Grove with Momentum Realty’s local guides.