Breeze Bay
Homes for Sale in Cumming, GA
All 438 homes for sale in Cumming, GA · median $625,000 · 358 homes for sale in 30041
True comps, carrying-cost math, and listings before the portals.
Photo via Georgia MLS
As of September 2026, Breeze Bay in Cumming, GA has 1 home for sale. As of September 2026, the MLS records 2 closed sales in Breeze Bay in Cumming, GA since 2023, the most recent in November 2024. Across Cumming as a whole, 1,182 homes closed in the last 12 months at a median of $610,000, 38 median days on market, with 428 homes for sale today. At that median and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $5,230.
The market around Breeze Bay
Breeze Bay is too small for its own price trend, so here is the market around it.
In ZIP 30041, 417 homes are on the market and 15% are under contract — a slower corner of Cumming.
Across Forsyth County, 1,067 homes are active and 201 pending (16% under contract).
ZIP and county figures describe the wider market, not Breeze Bay specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Breeze Bay
Live MLS inventory for Breeze Bay. 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 Breeze Bay listings as of 2026-09-16, 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 Breeze Bay Right Now (1)
All 1 active and pending Breeze Bay listings with a detail page, newest first, refreshed twice a day from the MLS.
- 7835 Scenic Drive · $3,450,000 · 7 bd / 7.5 ba · listed Jul 16, 2026 · listed by Coldwell Banker Realty
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).
- Chattahoochee · Elementary
- Little Mill · Middle
- East Forsyth · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Breeze Bay 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 Breeze Bay address.
Shop the zone: Homes zoned for Chattahoochee Elementary School · Homes zoned for Little Mill Middle School · Homes zoned for East Forsyth High School
The Breeze Bay buying strategy.
If we were buying in Breeze Bay 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 Breeze Bay.
The location and the amenities are priced into every listing in Breeze Bay. The deal is won or lost on condition, the comps, and the renovation math.
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 Breeze Bay 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 Breeze Bay sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Breeze Bay, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Breeze Bay home worth?
Get a no-obligation home value based on real comparable sales in Breeze Bay, 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 →
Data sources & freshness
| Live listings | Georgia MLS, refreshed twice daily (last: September 16, 2026) |
| Under-contract shares | Georgia MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2023 (2 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 →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Breeze Bay fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Breeze Bay
Where is Breeze Bay?
Breeze Bay is a community in Cumming, Forsyth County, Georgia, ZIP 30041.
Are there homes for sale in Breeze Bay right now?
Yes — 1 active and 0 pending listings as of the last feed refresh (twice daily). They are listed on this page.
Does Breeze Bay have an HOA or CDD?
No HOA is on record for Breeze Bay in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
Nearby Communities
Explore more neighborhoods near Breeze Bay with Momentum Realty’s local guides.