Grandview Manor
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 Hollingsworth & Company, The Rezerve · via Georgia MLS
As of September 2026, Grandview Manor in Cumming, GA has 3 homes for sale. Homes listed or recently sold were built 2016–2020.
Last 30 days in Grandview Manor: 2 new listings (median asking $546,750). 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 Grandview Manor
Live MLS inventory for Grandview Manor. 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 and pending Grandview Manor listings as of 2026-09-20, 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 Grandview Manor Right Now (2)
All 2 active and pending Grandview Manor listings with a detail page, newest first, refreshed twice a day from the MLS.
- 3960 Grandview Vista Street · $549,500 · 3 bd / 2.5 ba · listed Aug 27, 2026 · listed by Coldwell Banker Realty
- 120 Grandview Drive · $2,500,000 · 6 bd / 5.5 ba · listed Jun 23, 2026 · listed by The Rezerve
Grandview Manor sits in Cumming, within Forsyth County, and the current MLS record for the community is thin — no pricing trend, no days-on-market pattern, and no confirmed amenity list are showing in the feed as of this snapshot. That absence is itself useful information: it tells us this is a lower-volume or lower-visibility community right now rather than one with an active, well-documented resale rhythm.
For a buyer or seller, that means the usual shortcuts — comparing to a published median, leaning on a documented amenity package — are not available here yet. Any pricing or positioning decision has to be built from direct comparables pulled at the time of inquiry rather than from a standing community profile. That is a research posture, not a red flag, but it should shape expectations before anyone gets attached to a number.
Grandview Manor right now
🟢 Buyer-leaning market. 36.0 months of supply and 0% 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: Low (3 active and pending listings, 1 closed sales in 12 months).
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
Grandview Manor is a Cumming community in Forsyth County with no amenity package currently identified in MLS listings, which points to either a smaller-scale development or one where amenities are not centrally marketed through the feed.
Georgia MLS sales records identify 11 homes in Grandview Manor that have changed hands since 2023, built between 2016 and 2021 (median 2019), with a median living area of about 2,840 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.
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 Grandview Manor. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Grandview ManorPhotos from Georgia MLS listings in Grandview Manor; content deemed reliable but not guaranteed.
Who Grandview Manor is best for.
Best for
- Willing to have pricing and terms verified directly against current listings rather than a published trend.
- Prioritizing a Forsyth County, Cumming location over a documented amenity package.
- Comfortable working with a broker to research a lower-visibility community from the ground up.
Probably not for
- Needing a confirmed price range or median before starting a search.
- Requiring a documented amenity package as part of the decision.
- Wanting a community with an established, trackable resale pattern.
The market around Grandview Manor
Grandview Manor is too small for its own price trend, so here is the market around it.
In ZIP 30028, 238 homes are on the market and 13% are under contract — a slower corner of Cumming.
Across Forsyth County, 1,067 homes are active and 201 pending (16% under contract).
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.
ZIP and county figures describe the wider market, not Grandview Manor specifically. Momentum Research analysis of MLS records.
Grandview Manor 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).
- Matt · Elementary
- Liberty · Middle
- North Forsyth · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Grandview Manor 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 Grandview Manor address.
Shop the zone: Homes zoned for Macedonia Elementary School · Homes zoned for Matt Elementary School · Homes zoned for Liberty Middle School · Homes zoned for Creekland Middle School · Homes zoned for North Forsyth High School · Homes zoned for Creekview High School
The Grandview Manor buying strategy.
If we were buying in Grandview 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.
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 Grandview Manor.
What the current record tells us
The MLS snapshot for Grandview Manor does not surface a price trend, inventory count, or days-on-market figure, and no community amenities appear in the current listing data. That is not the same as saying the community has nothing to offer — it means the public record available at this moment is limited, likely due to low listing volume or a data gap in how the community is tagged.
Location context is more reliable: this is a Cumming address inside Forsyth County, which places it within the broader north Georgia metro corridor. Beyond that geographic fact, buyers and sellers should treat any claim about pricing, pace, or amenities with caution until it is verified against live listings, since the standing snapshot cannot support that detail today.
The location and the amenities are priced into every listing in Grandview Manor. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community's MLS footprint is this light, the value of a broker is in knowing how to pull current comparables rather than repeating a stale profile. We will tell you plainly what the data does and does not support for Grandview Manor, and build your pricing or offer strategy from verified, present-day listings rather than assumptions.
Grandview 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 Grandview 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 Grandview Manor sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Grandview 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 Grandview Manor home worth?
Get a no-obligation home value based on real comparable sales in Grandview 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 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
Is Grandview Manor a buyer's or seller's market right now?
Who is the best real estate agent for Grandview Manor?
How do I find a top Cumming real estate agent who knows Grandview Manor?
Can Momentum Realty connect me with an agent for Grandview Manor?
Where is Grandview Manor, and what county is it in?
Should you buy in Grandview 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 (11 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.
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See how Grandview Manor fits the bigger picture — live prices, inventory, and Momentum Scores:
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