Carramore
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 John Ankarstran · via Georgia MLS
As of September 2026, the MLS records 2 closed sales in Carramore in Cumming, GA since 2026, the most recent in July 2026. 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.
Carramore sits in Cumming, within Forsyth County, and the current MLS picture for the community is thin — there is not enough active listing data right now to pin down a median price, typical days on market, or a clear price trend. That itself is useful information: it tells us this is a lower-turnover pocket at the moment, not a community with a steady stream of resale activity to benchmark against.
With so little current inventory to read, pricing here has to be built home by home, using recent comparable sales and condition, rather than leaning on a community-wide average. For a buyer or seller, that means going in with a specific valuation approach rather than assuming a posted range applies to any one property.
Nearby homes for sale
No active listings inside CarramoreHomes for Sale in Cumming, GA right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Carramore is a Cumming community in Forsyth County; current MLS listings do not identify a formal amenity package, so any shared features would need to be confirmed property by property rather than assumed.
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 Carramore. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Carramore
Carramore
CarramorePhotos from Georgia MLS listings in Carramore; content deemed reliable but not guaranteed.
Who Carramore is best for.
Best for
- Buying with flexibility to have value determined through direct comps in Cumming and Forsyth County rather than a posted community median.
- Looking for a Forsyth County location without requiring a confirmed on-site amenity package.
- Comfortable working with a broker to research a specific property in depth given the limited current MLS history for the community.
Probably not for
- Needing a documented, community-wide price range or median before making an offer.
- Expecting a confirmed list of shared amenities as part of the purchase decision.
- Wanting a fast read on typical days-on-market or resale pace before deciding to sell.
The market around Carramore
Carramore 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 Carramore specifically. Momentum Research analysis of MLS records.
The Carramore buying strategy.
If we were buying in Carramore 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 Carramore.
What the listing data actually shows
The most honest thing to say about Carramore right now is that the public MLS feed does not give us a statistical profile to work from — no median price, no pace-of-sale figure, no documented amenity list. That is not unusual for a community with limited active or recently closed listings; it simply means the numbers have not been generated yet from enough transactions.
In practice, that shifts the work upstream. Instead of citing a community average, we would pull recent closed comps in Cumming and Forsyth County, look at lot size, finish level, and age of the specific home, and price from there. Anyone evaluating Carramore should expect a comp-driven conversation rather than a headline statistic.
The location and the amenities are priced into every listing in Carramore. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community has limited MLS history, the value of a broker is in knowing how to build a price opinion without a shortcut. We pull the actual comparable sales in Cumming and Forsyth County, verify condition and lot specifics in person, and give a straight read on what a given Carramore home is worth — instead of quoting a community-wide figure that the data does not support.
Carramore 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 Carramore 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 Carramore sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Carramore, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Carramore home worth?
Get a no-obligation home value based on real comparable sales in Carramore, 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 →
Should you buy in Carramore?
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 (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 Carramore fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Carramore with Momentum Realty’s local guides.
Common questions about Carramore
Where is Carramore?
Carramore is a community in Cumming, Forsyth County, Georgia, ZIP 30040.
Are there homes for sale in Carramore right now?
No active listings inside Carramore at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Carramore have an HOA or CDD?
No HOA is on record for Carramore 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.