Forest Manor
Homes for Sale in Duluth, GA
All 91 homes for sale in Duluth, GA · median $470,000 · 88 homes for sale in 30096
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Clara Rodriguez · via Georgia MLS
As of September 2026, the MLS records 4 closed sales in Forest Manor in Duluth, GA since 2023, the most recent in May 2026. Across Duluth as a whole, 258 homes closed in the last 12 months at a median of $470,000, 36 median days on market, with 67 homes for sale today. At that median and Gwinnett County's 2025 rate of 27.1 mills, annual property tax runs about $5,090.
Forest Manor's numbers come from a thin slice of activity — three closings in the current window — so the mid-$290s median and the $169.38 per-square-foot figure should be read as a directional signal, not a settled price curve. With so few data points, a single higher- or lower-end sale can swing the median meaningfully from one reporting period to the next.
A median days-on-market just over 50 suggests homes here are not moving instantly, giving buyers some room to negotiate on price or terms rather than compete in a bidding scramble. For sellers, that pace argues for pricing tightly to recent comparable closings rather than testing the market with a stretch number.
Nearby homes for sale
No active listings inside Forest Manor 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
Forest Manor is a Duluth community in Gwinnett County where recent MLS activity has been limited enough that pricing patterns are still forming rather than fully established.
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 Forest Manor. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Forest Manor
Forest Manor
Forest ManorPhotos from Georgia MLS listings in Forest Manor; content deemed reliable but not guaranteed.
Who Forest Manor is best for.
Best for
- Buying based on the home and lot itself rather than a community amenity package.
- Working with a longer negotiation window instead of needing to move on a listing within days.
- Comfortable evaluating a market where recent closing data is limited and pricing patterns are still forming.
Probably not for
- Requiring confirmed community amenities like a pool, clubhouse, or trails as part of the decision.
- Needing a large set of recent comparable sales to feel confident pricing an offer.
- Looking for a fast-moving listing environment with quick, decisive closings.
The market around Forest Manor
Forest Manor is too small for its own price trend, so here is the market around it.
In ZIP 30096, 122 homes are on the market and 18% are under contract — a steady corner of Duluth.
Across Gwinnett County, 3,036 homes are active and 653 pending (18% under contract).
In ZIP 30096 (Duluth), 163 homes closed in the last 12 months at a median of $375K ($194/sq ft), down 4.7% year over year, with a median 36 days on market. Right now 35 active and 11 pending listings put supply at about 4.8 months — a balanced market. See the live ZIP 30096 housing market.
ZIP and county figures describe the wider market, not Forest Manor specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Forest Manor, Duluth
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed. Deemed reliable but not guaranteed.
The Forest Manor buying strategy.
If we were buying in Forest Manor 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 Forest Manor.
Reading a thin data market
With only three closings feeding the current snapshot, Forest Manor sits in a category where broad claims about the community's price trajectory or typical home condition are premature. The $294,000 median and $169.38 per-square-foot figure are real, but they represent a small sample — useful as a starting reference point for a conversation, not as a ceiling or floor.
No community amenities are identified from current MLS listings, which is common in smaller or older subdivisions where shared recreational features either do not exist or simply are not being highlighted in listing data. Buyers should treat this as a location and home-value discussion rather than an amenity-package one, and confirm any HOA structure or shared facilities directly rather than assuming from marketing copy.
The location and the amenities are priced into every listing in Forest Manor. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with limited recent closing data, the value of local representation goes up, not down — we pull actual comparable sales, verify condition and disclosures directly, and help you avoid anchoring to a median built on a handful of transactions.
Forest Manor 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 Forest Manor 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 Forest Manor sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Forest Manor, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Forest Manor home worth?
Get a no-obligation home value based on real comparable sales in Forest Manor, 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 Duluth →
Should you buy in Forest Manor?
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 20, 2026) |
| Under-contract shares | Georgia MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2023 (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 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 Forest Manor fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Forest Manor
Where is Forest Manor?
Forest Manor is a community in Duluth, Gwinnett County, Georgia, ZIP 30096.
Are there homes for sale in Forest Manor right now?
No active listings inside Forest Manor at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Forest Manor have an HOA or CDD?
No HOA is on record for Forest Manor 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.
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