Gates at Castleberry
Homes for Sale in Cumming, GA
All 668 homes for sale in Cumming, GA · median $609,950 · 277 homes for sale in 30040
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Maha Fitzpatrick, BHHS Georgia Properties · via Georgia MLS
Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $580,000, $207 per square foot, a median 7 days on market, sellers accepting 89% of original asking. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $4,970.
Part of the Castleberry master-planned community in Cumming, GA — see all Castleberry homes for sale (11 listings across 4 villages and sections in the MLS).
Gates at Castleberry is pricing at a median of $580,000, working out to roughly $207 per square foot, and homes are moving fast — a median of just 7 days on market. That combination tells me demand is outpacing what's actually listed here right now, not that every home is a bidding-war situation. With only 3 closings in the current window, this is a thin data set, so treat the numbers as directional rather than a full market curve.
For a seller, a 7-day median is a strong signal: price it right and it should move quickly, but with so few closings feeding the comps, an appraisal-minded pricing strategy matters more than usual. For a buyer, the fast pace means having financing and a decision timeline ready before you tour, not after.
Figures in this note are as of September 1, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Gates at Castleberry 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
Gates at Castleberry market snapshot (as of September 20, 2026): the median sale price is about $580K ($207 per sq ft over the trailing 12 months of closed sales), and a median 7 days on market for closed sales.
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.
Gates at Castleberry sits in Cumming, Forsyth County, with recent activity showing a tight, fast-moving pocket of the market rather than a high-volume one — worth watching closely as more listings surface.
The setting & the homes.
Aerial and on-site photos of Gates at Castleberry. Swipe to explore the community.
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Gates at Castleberry
Gates at Castleberry
Gates at CastleberryPhotos from Georgia MLS listings in Gates at Castleberry; content deemed reliable but not guaranteed.
Who Gates at Castleberry is best for.
Best for
- Moving on a compressed timeline and prepared to make a fast, well-underwritten offer.
- Comfortable evaluating a home on its own merits rather than leaning on a deep set of nearby comps.
- Selling into a fast-moving pocket and wanting a pricing strategy built for quick turnover.
Probably not for
- Needing verified on-site amenities as part of the purchase decision.
- Wanting a large pool of recent closings to validate price before committing.
- Preferring a slower, more exploratory home search without time pressure.
The Gates at Castleberry buying strategy.
If we were buying in Gates at Castleberry 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 Gates at Castleberry.
A thin but fast market
The per-square-foot figure of $207.07 against a $580,000 median gives a rough sense of typical home size for the community, but with only 3 closings behind the number, it's a snapshot rather than a trend line. Buyers should confirm condition and finish level home by home rather than assuming the median reflects a 'typical' house here — with this few data points, one updated or one dated property can swing the number meaningfully.
No community amenities are currently identified from MLS listings, which doesn't mean none exist — it means listing agents haven't flagged them in the data we're pulling from. Anyone weighing this community against an amenity-heavy neighborhood should verify directly what, if anything, is included before comparing on that basis.
The location and the amenities are priced into every listing in Gates at Castleberry. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With a market this thin on closings, pricing and timing decisions carry more weight than in a high-volume community. We track the Gates at Castleberry data as new listings and closings post, so pricing conversations are based on current activity rather than a stale comp pulled from months back.
Gates at Castleberry in 15 seconds.
Tools for a Gates at Castleberry 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 Gates at Castleberry sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Gates at Castleberry, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Gates at Castleberry home worth?
Get a no-obligation home value based on real comparable sales in Gates at Castleberry, 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 →
| Location | Cumming, Forsyth County, GA · ZIP 30040 |
|---|---|
| Amenities listed by sellers | Carbon Monoxide Detector(s), Near Shopping, None, Park, Walk To Schools |
| Sale prices, last 12 months | $580,000 median across 3 closed sales · $207 per sq ft |
| Days on market (closed sales) | 7 median |
| For sale right now | 0 active, 0 pending |
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, “Gates at Castleberry key facts,” movewithmomentum.com/neighborhoods/gates-at-castleberry, data as of September 20, 2026.
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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: November 1, 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 (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.
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