Heirloom
Homes for Sale in Cumming, GA
All 460 homes for sale in Cumming, GA · median $624,950 · 266 homes for sale in 30040
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Kristen Gideon, EAH Brokerage LP · via Georgia MLS
As of September 2026, Heirloom in Cumming, GA has 3 homes for sale. Over the 12 months ending 2026-09-20, 5 recorded sales closed at a median of $810,300, a median 23 days on market, sellers accepting 98% of original asking (+0% versus the prior year). Homes listed or recently sold were built 2025–2026 with 9 new construction. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $6,940.
| Location | Cumming, Forsyth County, GA · ZIP 30040 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Carbon Monoxide Detector(s), Clubhouse, Pool, Walk To Schools, Near Shopping, None |
| Sale prices, last 12 months | $810,300 median across 5 closed sales · +0.3% vs the prior 12 months |
| Days on market (closed sales) | 23 median |
| For sale right now | 3 active, 1 pending · median asking $799,900 · 7.2 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, “Heirloom key facts,” movewithmomentum.com/neighborhoods/heirloom, data as of September 20, 2026.
Last 30 days in Heirloom: 3 new listings (median asking $799,900), 1 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 Heirloom
Live MLS inventory for Heirloom. 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 · 14 daysTop listing
Active · 16 days
Active · 2 daysActive and pending Heirloom 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 Heirloom Right Now (4)
All 4 active and pending Heirloom listings with a detail page, newest first, refreshed twice a day from the MLS.
- 5230 Heirloom Overlook · $728,900 · 3 bd / 3 ba · listed Sep 15, 2026 · listed by EAH Brokerage LP
- 5165 Token Chase · $839,900 · 3 bd / 3.5 ba · listed Sep 8, 2026 · listed by EAH Brokerage LP
- 5315 Heirloom Overlook · $820,662 · 4 bd / 3.5 ba · pending · listed Aug 31, 2026 · listed by EAH Brokerage LP
- 5350 Keepsake Court · $799,900 · 3 bd / 2.5 ba · listed Aug 30, 2026 · listed by EAH Brokerage LP
Heirloom's number to watch is the median price, sitting just over $810K, on a small sample of five recent closings. That thin count means the figure should be read as a directional signal rather than a precise line — one or two unusual sales can move it noticeably in either direction.
A median days-on-market of 23 tells you homes here are not sitting. Priced correctly, they are moving inside a month, which puts sellers in a reasonably strong position and tells buyers that hesitation on a well-positioned listing can cost them the house.
Heirloom right now
🟢 Buyer-leaning market. 7.2 months of supply and 25% 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 (4 active and pending listings, 5 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($810K) is up 0.3% from the prior 12 months ($808K). With about 3 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 (5 and 3 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
Heirloom market snapshot (as of September 20, 2026): the median sale price is about $810K, a median 23 days on market for closed sales, and 7.2 months of supply, a buyer-leaning market. The trailing-12-month median is up 0% from the prior 12 months, computed from record-level Georgia MLS closed sales (5 closings in the current window).
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.
Georgia MLS sales records identify 10 homes in Heirloom that have changed hands since 2024, built between 2023 and 2026 (median 2025), with a median living area of about 3,673 sq ft and a typical 4-bedroom, 3.5-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.
Heirloom is a Cumming community in Forsyth County where recent activity points to a median price just over $810K and a median time on market of 23 days — a combination that suggests demand is keeping pace with what comes up for sale.
The setting & the homes.
Aerial and on-site photos of Heirloom. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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HeirloomPhotos from Georgia MLS listings in Heirloom; content deemed reliable but not guaranteed.
Who Heirloom is best for.
Best for
- Moving decisively once a well-priced listing appears, given the short median time on market.
- Comfortable making a pricing decision from a limited but current data set.
- Prioritizing the home and lot itself over a stated amenity package.
Probably not for
- Needing a documented list of community amenities before making an offer.
- Wanting years of closing data to validate a price before committing.
- Expecting a wide, published price range to shop across rather than a single median benchmark.
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).
- Sawnee · Elementary
- Otwell · Middle
- Forsyth Central · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Heirloom 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 Heirloom address.
Shop the zone: Homes zoned for Sawnee Elementary School · Homes zoned for Piney Grove Middle School · Homes zoned for Otwell Middle School · Homes zoned for Forsyth Central High School
The Heirloom buying strategy.
If we were buying in Heirloom 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 Heirloom.
What the numbers are actually saying
With only five closings in the current window, Heirloom is a low-volume read. The median price of $810,300 is useful as a benchmark for where this pocket of Cumming is trading, but buyers and sellers should treat it as a starting point for a conversation, not a fixed ceiling or floor — condition, lot, and finish level can move an individual home well off that number.
The 23-day median days-on-market is the more telling figure. It indicates that when a home here is priced and presented well, it is not lingering. Current MLS listings do not detail specific community amenities, so buyers evaluating Heirloom should confirm directly what, if anything, is offered beyond the homes themselves rather than assuming a standard package.
The location and the amenities are priced into every listing in Heirloom. 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 Heirloom 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 (5.7). Basis: Recent Direction +0.3% year-over-year; Liquidity & Demand 7.2 months of supply; Pricing Power 97.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community with a limited closing sample, the median price only tells part of the story — we pull the underlying comps line by line so you are pricing or offering off the right data, not a headline number that could be skewed by one or two sales.
Heirloom 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 Heirloom 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 Heirloom sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Heirloom, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Heirloom home worth?
Get a no-obligation home value based on real comparable sales in Heirloom, 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 →
Recently off market in Heirloom
Homes in Heirloom that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 5350 NE Keepsake Court · off market
18% of homes for sale in ZIP 30040 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 Heirloom?
How long do homes in Heirloom take to sell?
Is Heirloom a buyer's or seller's market right now?
Who is the best real estate agent for Heirloom?
How do I find a top Cumming real estate agent who knows Heirloom?
Can Momentum Realty connect me with an agent for Heirloom?
Where is Heirloom, and what county is it in?
Is Heirloom a good place to live?
Should you buy in Heirloom?
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 (10 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 →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Heirloom fits the bigger picture — live prices, inventory, and Momentum Scores:
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