Carruth Lake Estates
Homes for Sale in Cumming, GA
All 460 homes for sale in Cumming, GA · median $624,950 · 207 homes for sale in 30028
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Home Group · via Georgia MLS
As of September 2026, Carruth Lake Estates in Cumming, GA has 5 homes for sale and 2 pending, asking from $525,000 to $775,000 (median $609,900). Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $562,500, $169 per square foot, a median 55 days on market, sellers accepting 94% of original asking (-10% versus the prior year). Homes listed or recently sold were built 2016–2021. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $4,820.
| Location | Cumming, Forsyth County, GA · ZIP 30028 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Pool, Tennis Court(s), Playground, Carbon Monoxide Detector(s), Clubhouse, Lake |
| Sale prices, last 12 months | $562,500 median across 4 closed sales · $169 per sq ft · -10.0% vs the prior 12 months |
| Days on market (closed sales) | 55 median |
| For sale right now | 5 active, 2 pending · median asking $609,900 · 15.0 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, “Carruth Lake Estates key facts,” movewithmomentum.com/neighborhoods/carruth-lake-estates, data as of September 20, 2026.
Last 30 days in Carruth Lake Estates: 3 new listings (median asking $609,900), 2 under contract right now. As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Homes For Sale Right Now in Carruth Lake Estates
Live MLS inventory for Carruth Lake Estates. 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 · 7 daysTop listing
Active · 50 days
Active · 21 days
Active · 0 days
Active · 34 days
Pending · 63 days
Pending · 33 daysActive and pending Carruth Lake Estates 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 Carruth Lake Estates Right Now (7)
All 7 active and pending Carruth Lake Estates listings with a detail page, newest first, refreshed twice a day from the MLS.
- 7545 Rambling Vale · $570,000 · 5 bd / 3 ba · listed Sep 19, 2026 · listed by Atlanta Communities
- 6265 Privet Way · $775,000 · 5 bd / 4.5 ba · listed Sep 3, 2026 · listed by Keller Williams Realty Atl. Partners
- 6715 Rambling Vale · $609,900 · 5 bd / 4 ba · listed Aug 28, 2026 · listed by Virtual Properties Realty.com
- 6295 Privet Way · $585,000 · 5 bd / 3 ba · pending · listed Aug 8, 2026 · listed by Keller Williams Realty North Atlanta
- 7530 Rambling Vale · $525,000 · 3 bd / 3 ba · listed Aug 7, 2026 · listed by Keller Williams West Atlanta
- 7410 Rambling Vale · $619,900 · 5 bd / 3 ba · listed Jul 22, 2026 · listed by Virtual Properties Realty.com
- 7350 Rambling Vale · $599,000 · 4 bd / 3 ba · pending · listed Jul 17, 2026 · listed by Harry Norman Realtors
Pricing here is set almost entirely by condition and lot position rather than any uniform floor plan. With a median of $562,500 and a median price per square foot of $169.24, the spread between an updated home and one needing work is the main driver of where a given listing lands, more than square footage alone.
A median of 55 days on market signals a measured pace rather than a rush. Sellers who price realistically against comparable closings are moving; those who lean on aspirational numbers are sitting. Buyers currently have room to negotiate on condition and terms rather than compete on speed alone.
Carruth Lake Estates right now
🟢 Buyer-leaning market. 15.0 months of supply and 29% 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: Medium (7 active and pending listings, 4 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($562K) is down 10.0% from the prior 12 months ($625K). With about a dozen 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 (4 and 9 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
Carruth Lake Estates market snapshot (as of September 20, 2026): the median sale price is about $562K ($169 per sq ft over the trailing 12 months of closed sales), a median 55 days on market for closed sales, and 15.0 months of supply, a buyer-leaning market. The trailing-12-month median is down 10% from the prior 12 months, computed from record-level Georgia MLS closed sales (4 closings in the current window).
In ZIP 30028 (Cumming), 348 homes closed in the last 12 months at a median of $585K ($193/sq ft), down 3.8% year over year, with a median 46 days on market. Right now 111 active and 16 pending listings put supply at about 5.8 months — a balanced market. See the live ZIP 30028 housing market.
Georgia MLS sales records identify 24 homes in Carruth Lake Estates that have changed hands since 2024, built between 2016 and 2021 (median 2020), with a median living area of about 3,236 sq ft and a typical 4-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.
Carruth Lake Estates sits in Cumming, Forsyth County, with pricing and pace shaped by a small, recent sample of closings rather than a large standing inventory.
The setting & the homes.
Aerial and on-site photos of Carruth Lake Estates. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Carruth Lake EstatesCarruth Lake EstatesCarruth Lake EstatesCarruth Lake EstatesCarruth Lake EstatesCarruth Lake EstatesCarruth Lake EstatesCarruth Lake EstatesPhotos from Georgia MLS listings in Carruth Lake Estates; content deemed reliable but not guaranteed.
Who Carruth Lake Estates is best for.
Best for
- Buying based on the home and lot itself rather than a shared amenity package.
- Comparing a specific listing's price per square foot against the community's current $169.24 median before making an offer.
- Negotiating with some flexibility on timeline, given the median days-on-market of 55.
Probably not for
- Needing an on-site clubhouse, pool, or organized recreational amenities as part of the purchase.
- Relying on a large closings history to validate pricing before committing.
- Expecting a fast, high-competition sale process based on the current pace here.
Carruth Lake Estates 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).
- Silver City · Elementary
- North Forsyth · Middle
- North Forsyth · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Carruth Lake Estates 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 Carruth Lake Estates address.
Shop the zone: Homes zoned for Silver City Elementary School · Homes zoned for North Forsyth Middle School · Homes zoned for North Forsyth High School
The Carruth Lake Estates buying strategy.
If we were buying in Carruth Lake Estates 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 Carruth Lake Estates.
What the numbers are actually saying
The community's data reflects a narrow window of four recent closings, so the median price and price-per-square-foot figures should be read as a directional snapshot rather than a deep statistical base. That said, a $169.24 per-square-foot median gives a workable benchmark for sizing up any active listing against what has actually sold.
No community amenities are currently identified in the MLS listings themselves, which means value here is tied to the home and lot rather than to a shared clubhouse, pool, or recreational package. Buyers comparing this community to amenity-heavy subdivisions nearby should factor that difference into their price-per-square-foot expectations.
The location and the amenities are priced into every listing in Carruth Lake Estates. 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 Carruth Lake Estates 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 (3.3). Basis: Recent Direction -10.0% year-over-year; Liquidity & Demand 15.0 months of supply; Pricing Power 94.4% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With only a handful of recent closings to draw from, interpreting the median price and days-on-market figures correctly, rather than at face value, matters more than usual. We pull the underlying comparables, not just the headline number, before advising on an offer or a list price.
Carruth Lake Estates 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 Carruth Lake Estates 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 Carruth Lake Estates sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Carruth Lake Estates, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Carruth Lake Estates home worth?
Get a no-obligation home value based on real comparable sales in Carruth Lake Estates, 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 →
13% of homes for sale in ZIP 30028 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 Carruth Lake Estates?
How long do homes in Carruth Lake Estates take to sell?
Is Carruth Lake Estates a buyer's or seller's market right now?
Who is the best real estate agent for Carruth Lake Estates?
How do I find a top Cumming real estate agent who knows Carruth Lake Estates?
Can Momentum Realty connect me with an agent for Carruth Lake Estates?
Where is Carruth Lake Estates, and what county is it in?
Should you buy in Carruth Lake Estates?
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 (24 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 Carruth Lake Estates fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Carruth Lake Estates with Momentum Realty’s local guides.