Carruth Lake Estates
Homes for Sale in Cumming, GA
True comps, carrying-cost math, and listings before the portals.
Photo via Georgia MLS
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.
The 60-Second Overview
Carruth Lake Estates market snapshot (as of September 1, 2026): the median sale price is about $562K ($169 per sq ft over the trailing 12 months of closed sales), and a median 55 days on market for closed sales.
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.
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Carruth Lake Estates
Carruth Lake Estates
Carruth Lake Estates
Carruth Lake Estates
Carruth Lake Estates
Carruth Lake Estates
Carruth Lake Estates
Carruth 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.
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 · 67 daysTop listingActive · 26 daysActive · 14 daysActive · 1 daysActive · 30 daysActive · 14 daysActive · 90 daysActive · 34 daysActive and pending Carruth Lake Estates listings as of 2026-09-02, 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.
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.
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.
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 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.
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 homes for sale in Carruth Lake Estates on the map →
Frequently Asked Questions
What is the median home price in Carruth Lake Estates?
How long do homes in Carruth Lake Estates take to sell?
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?
Should you buy in Carruth Lake Estates?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Georgia MLS closed sales, 12-month windows ending September 1, 2026 |
| Historical depth | Closed-sale records back to 2025 (4 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 sells for 1.25% above the Georgia MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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