Caney Creek
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.
Photo courtesy of David Wheeler · via Georgia MLS
As of September 2026, Caney Creek in Cumming, GA has 2 homes for sale. Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $885,000, $161 per square foot, a median 19 days on market, sellers accepting 98% of original asking (+11% versus the prior year). Homes listed or recently sold were built 2003–2019. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $7,580.
| Location | Cumming, Forsyth County, GA · ZIP 30041 |
|---|---|
| Home types (current listings and sales) | single-family 86%, manufactured home,single family residence 14% |
| Amenities listed by sellers | Playground, Pool, None, Carbon Monoxide Detector(s), Clubhouse, Near Shopping |
| Sale prices, last 12 months | $885,000 median across 3 closed sales · $161 per sq ft · +11.3% vs the prior 12 months |
| Days on market (closed sales) | 19 median |
| For sale right now | 2 active, 1 pending · median asking $771,500 · 6.0 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, “Caney Creek key facts,” movewithmomentum.com/neighborhoods/caney-creek, data as of September 20, 2026.
Last 30 days in Caney Creek: 1 new listing (median asking $750,000), 1 under contract right now, 1 closed sale (median $885,000). As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Caney Creek sits in Cumming, inside Forsyth County, an area of Georgia that has seen steady residential development pressure. With no community amenities identified in the current MLS feed, this reads as a straightforward residential subdivision rather than an amenity-driven community — value here is likely to come down to the individual home and lot rather than a shared clubhouse, pool, or trail system.
For a buyer, that means doing the homework on the specific property rather than assuming a built-in lifestyle package. For a seller, it means the listing needs to work harder to communicate what the home itself offers, since there is no amenity package to lean on in the marketing.
Caney Creek right now
🟡 Balanced market. 6.0 months of supply and 33% 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 (3 active and pending listings, 3 closed sales in 12 months).
🟢 Still climbing. The trailing-12-month median ($885K) is up 11.3% from the prior 12 months ($796K). With about 3 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 (3 and 6 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
Caney Creek market snapshot (as of September 20, 2026): the median sale price is about $885K ($161 per sq ft over the trailing 12 months of closed sales), a median 19 days on market for closed sales, and 6.0 months of supply, a balanced market. The trailing-12-month median is up 11% from the prior 12 months, computed from record-level Georgia MLS closed sales (3 closings in the current window).
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 10 homes in Caney Creek that have changed hands since 2024, built between 2003 and 2005 (median 2004), with a median living area of about 3,953 sq ft and a typical 6-bedroom, 4-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.
Caney Creek is a residential community in Cumming, Forsyth County, Georgia, where current MLS data does not reflect any shared community amenities — buyers evaluating this community should expect the appeal to rest on the homes and location rather than on common-area features.
The setting & the homes.
Aerial and on-site photos of Caney Creek. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Caney CreekPhotos from Georgia MLS listings in Caney Creek; content deemed reliable but not guaranteed.
Who Caney Creek is best for.
Best for
- Buying primarily for the home itself rather than a shared amenity package.
- Wanting a Forsyth County location without the cost structure of an amenity-heavy HOA.
- Comfortable doing direct diligence on HOA terms rather than relying on marketed community features.
Probably not for
- Specifically seeking a pool, clubhouse, or organized recreational amenities as part of the purchase.
- Wanting a community with an established, heavily marketed lifestyle identity.
- Unwilling to verify HOA details independently given the limited amenity data on file.
Homes For Sale Right Now in Caney Creek
Live MLS inventory for Caney Creek. 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 Caney Creek 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 Caney Creek Right Now (3)
All 3 active and pending Caney Creek listings with a detail page, newest first, refreshed twice a day from the MLS.
- 3350 Trail Creek Court · $750,000 · 4 bd / 2.5 ba · listed Sep 18, 2026 · listed by Century 21 Results
- 3455 E Gate Drive · $750,000 · 7 bd / 4 ba · pending · listed Aug 28, 2026 · listed by Keller Williams Realty North Atlanta
- 3180 Caney Creek Lane · $793,000 · 7 bd / 4 ba · listed Jun 23, 2026 · listed by Bolst, Inc.
Caney Creek 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).
- Brookwood · Elementary
- South Forsyth · Middle
- Lambert · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Caney Creek 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 Caney Creek address.
Shop the zone: Homes zoned for Brookwood Elementary School · Homes zoned for South Forsyth Middle School · Homes zoned for Lambert High School
The Caney Creek buying strategy.
If we were buying in Caney Creek 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 Caney Creek.
A no-frills read on Caney Creek
Forsyth County has been one of the more active growth corridors in the Georgia MLS footprint, and Cumming sits at the center of that. Caney Creek's current listing data does not surface a clubhouse, pool, or other organized amenity set, which puts it in a different category than the master-planned communities nearby that market heavily on lifestyle features.
That absence is not automatically a negative. It often signals lower recurring association costs and a simpler ownership structure, but it also means a buyer should confirm directly what, if anything, an HOA covers, and should not assume shared recreational space exists just because it is common elsewhere in the county.
The location and the amenities are priced into every listing in Caney Creek. 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 Caney Creek 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 (7.1). Basis: Recent Direction +11.3% year-over-year; Liquidity & Demand 6.0 months of supply; Pricing Power 97.8% sale-to-list. Refreshed with each data update.
Why work with Momentum here
When a community's MLS profile is this bare on amenities, the diligence shifts almost entirely to the individual listing — lot specifics, any HOA documents, and how the home compares to what else is active nearby. That is exactly the kind of groundwork we do before a showing, not after an offer.
Caney Creek 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 Caney Creek 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 Caney Creek sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Caney Creek, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Caney Creek home worth?
Get a no-obligation home value based on real comparable sales in Caney Creek, 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 Caney Creek
Homes in Caney Creek 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.
- 3355 Gables Court · off market
15% of homes for sale in ZIP 30041 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 (2026-09-21).
Frequently Asked Questions
What is the median home price in Caney Creek?
How long do homes in Caney Creek take to sell?
Is Caney Creek a buyer's or seller's market right now?
Who is the best real estate agent for Caney Creek?
How do I find a top Cumming real estate agent who knows Caney Creek?
Can Momentum Realty connect me with an agent for Caney Creek?
Where is Caney Creek, and what county is it in?
Should you buy in Caney Creek?
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 (10 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 Caney Creek fits the bigger picture — live prices, inventory, and Momentum Scores:
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