Highlands at Sawnee Mountain
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 Mickey R Hyams Sr, Keller Williams Community Partners · via Georgia MLS
As of September 2026, Highlands at Sawnee Mountain in Cumming, GA has 2 homes for sale. Over the 12 months ending 2026-09-20, 5 recorded sales closed at a median of $604,000, $176 per square foot, a median 10 days on market, sellers accepting 102% of original asking (-10% versus the prior year). Homes listed or recently sold were built 2004–2018. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $5,170.
| Location | Cumming, Forsyth County, GA · ZIP 30040 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Pool, Playground, Tennis Court(s), Near Shopping, Walk To Schools, Clubhouse |
| Sale prices, last 12 months | $604,000 median across 5 closed sales · $176 per sq ft · -9.9% vs the prior 12 months |
| Days on market (closed sales) | 10 median |
| For sale right now | 2 active, 0 pending · median asking $609,900 · 4.8 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, “Highlands at Sawnee Mountain key facts,” movewithmomentum.com/neighborhoods/highlands-at-sawnee-mountain, data as of September 20, 2026.
Last 30 days in Highlands at Sawnee Mountain: 2 new listings (median asking $609,900), 2 closed sales (median $630,000). As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Five closings is a thin sample, but the numbers line up in a way that tells a story: a median price of $604,000 against a median price per square foot of $185.89 points to larger, moderately finished homes rather than small homes priced up on finish level. A 16-day median days on market says pricing is landing close to right the first time — homes here are not sitting.
For a seller, that pace argues for pricing at or near recent comparables rather than testing the ceiling; the market is not rewarding patience right now. For a buyer, expect to compete on move-in-ready listings priced sensibly and to move quickly once you find the right one, since the window between list and contract is short.
Highlands at Sawnee Mountain right now
🟡 Balanced market. 4.8 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.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 (2 active and pending listings, 5 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($604K) is down 9.9% from the prior 12 months ($670K). With about 4 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 7 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
Highlands at Sawnee Mountain market snapshot (as of September 20, 2026): the median sale price is about $604K ($176 per sq ft over the trailing 12 months of closed sales), a median 10 days on market for closed sales, and 4.8 months of supply, a balanced market. The trailing-12-month median is down 10% 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 15 homes in Highlands at Sawnee Mountain that have changed hands since 2023, built between 2004 and 2017 (median 2006), with a median living area of about 3,318 sq ft and a typical 5-bedroom, 4-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.
Highlands at Sawnee Mountain sits in Cumming, in Forsyth County, an area known for its wooded terrain near the Sawnee Mountain area rather than for a defined amenity package tied to this specific community.
The setting & the homes.
Aerial and on-site photos of Highlands at Sawnee Mountain. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Highlands at Sawnee Mountain
Highlands at Sawnee Mountain
Highlands at Sawnee Mountain
Highlands at Sawnee Mountain
Highlands at Sawnee Mountain
Highlands at Sawnee Mountain
Highlands at Sawnee Mountain
Highlands at Sawnee MountainPhotos from Georgia MLS listings in Highlands at Sawnee Mountain; content deemed reliable but not guaranteed.
Who Highlands at Sawnee Mountain is best for.
Best for
- Prioritizing overall square footage and lot over shared community amenities.
- Moving decisively once a listing is found, given the short median time on market.
- Targeting the Cumming/Forsyth County location for its setting near Sawnee Mountain.
Probably not for
- Requiring a defined amenity package (pool, clubhouse, trails) as part of the purchase decision.
- Wanting a large pool of recent comparable sales to lean on before pricing or offering.
- Expecting to negotiate extended timelines in a market currently moving in about two and a half weeks.
Homes For Sale Right Now in Highlands at Sawnee Mountain
Live MLS inventory for Highlands at Sawnee Mountain. 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 Highlands at Sawnee Mountain 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 Highlands At Sawnee Mountain Right Now (2)
All 2 active and pending Highlands At Sawnee Mountain listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2050 Poplar Ridge Place · $619,999 · 4 bd / 3 ba · listed Sep 7, 2026 · listed by Century 21 Results
- 1820 Overlook Springs Lane · $599,800 · 5 bd / 4 ba · listed Aug 24, 2026 · listed by Anchor Real Estate Advisors
Highlands at Sawnee Mountain 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).
- Cumming · Elementary
- Otwell · Middle
- Forsyth Central · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Highlands at Sawnee Mountain 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 Highlands at Sawnee Mountain address.
Shop the zone: Homes zoned for Cumming Elementary School · Homes zoned for Otwell Middle School · Homes zoned for Forsyth Central High School
The Highlands at Sawnee Mountain buying strategy.
If we were buying in Highlands at Sawnee Mountain 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 Highlands at Sawnee Mountain.
What the numbers say
With only five closings in the current window, this is a low-volume read on a specific pocket of Forsyth County rather than a broad trend line. The median price of $604,000 combined with a per-square-foot figure just under $186 suggests homes here tend toward larger footprints — buyers are paying more for square footage than for high-end finish premiums, at least in this sample.
No community amenities were identified from the current MLS listings, which means whatever draws buyers to Highlands at Sawnee Mountain is likely tied to the lot, the home itself, or the surrounding Cumming/Forsyth County location rather than a clubhouse, pool, or shared recreational package. Worth confirming directly with any specific listing, since MLS data can lag on amenity fields.
The location and the amenities are priced into every listing in Highlands at Sawnee Mountain. 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 Highlands at Sawnee Mountain 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 (6.2). Basis: Recent Direction -9.9% year-over-year; Liquidity & Demand 4.8 months of supply; Pricing Power 101.7% sale-to-list. Refreshed with each data update.
Why work with Momentum here
A five-closing window is exactly the kind of market where a generic online estimate falls apart — there is not enough volume for an algorithm to price it well, but there is enough for an agent who tracks Forsyth County closings line by line to read it correctly. We pull the actual comparables, not a averaged zip-code guess, before you list or write an offer.
Highlands at Sawnee Mountain 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 Highlands at Sawnee Mountain 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 Highlands at Sawnee Mountain sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Highlands at Sawnee Mountain, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Highlands at Sawnee Mountain home worth?
Get a no-obligation home value based on real comparable sales in Highlands at Sawnee Mountain, 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 Highlands at Sawnee Mountain
Homes in Highlands at Sawnee Mountain 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.
- 1985 Arbor Ridge Lane · 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 Highlands at Sawnee Mountain?
How long do homes in Highlands at Sawnee Mountain take to sell?
Is Highlands at Sawnee Mountain a buyer's or seller's market right now?
Who is the best real estate agent for Highlands at Sawnee Mountain?
How do I find a top Cumming real estate agent who knows Highlands at Sawnee Mountain?
Can Momentum Realty connect me with an agent for Highlands at Sawnee Mountain?
Where is Highlands at Sawnee Mountain, and what county is it in?
Is Highlands at Sawnee Mountain a good place to live?
Should you buy in Highlands at Sawnee Mountain?
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 2023 (15 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 Highlands at Sawnee Mountain fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Highlands at Sawnee Mountain with Momentum Realty’s local guides.