Holbrook Reserve
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 Aman Grover, BHGRE Metro Brokers · via Georgia MLS
As of September 2026, Holbrook Reserve in Cumming, GA has 1 home for sale. Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $708,500, $205 per square foot, a median 51 days on market, sellers accepting 96% of original asking. Homes listed or recently sold were built 2020–2022. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $6,070.
| Location | Cumming, Forsyth County, GA · ZIP 30028 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Pool, Tennis Court(s), Carbon Monoxide Detector(s), Clubhouse, Near Shopping, Playground |
| Sale prices, last 12 months | $708,500 median across 4 closed sales · $205 per sq ft |
| Days on market (closed sales) | 51 median |
| For sale right now | 1 active, 0 pending · median asking $675,000 · 3.0 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, “Holbrook Reserve key facts,” movewithmomentum.com/neighborhoods/holbrook-reserve, data as of September 20, 2026.
Holbrook Reserve is trading in the mid-$700s, with price per square foot running just above $204. With only four closings in the current window, that median is a useful marker but not a statistically deep one — a single high-end or lower-end sale can move it more than it would in a higher-volume community.
Days on market are averaging just over 50, which points to a market that is not moving fast in either direction. Sellers here should price against comparable finish and condition rather than assuming urgency, and buyers have some room to negotiate terms and timeline rather than competing in a bidding scramble.
Holbrook Reserve right now
🟡 Balanced market. 3.0 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: Low (1 active and pending listings, 4 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
Holbrook Reserve market snapshot (as of September 20, 2026): the median sale price is about $708K ($205 per sq ft over the trailing 12 months of closed sales), a median 52 days on market for closed sales, and 3.0 months of supply, a balanced market.
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.
Georgia MLS sales records identify 7 homes in Holbrook Reserve that have changed hands since 2023, built between 2020 and 2022 (median 2022), with a median living area of about 3,573 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.
Holbrook Reserve is a Cumming community in Forsyth County where recent activity has been limited in volume, so pricing and timing decisions should lean on condition-specific comparisons rather than broad averages.
The setting & the homes.
Aerial and on-site photos of Holbrook Reserve. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Holbrook ReservePhotos from Georgia MLS listings in Holbrook Reserve; content deemed reliable but not guaranteed.
Who Holbrook Reserve is best for.
Best for
- Buying in Forsyth County with flexibility on move-in timeline given the moderate days-on-market pace.
- Evaluating a specific listing on its own merits rather than expecting a large historical data set to lean on.
- Willing to verify amenities and community features directly rather than assuming a standard package is included.
Probably not for
- Needing a deep, high-volume sales history to validate a price before making an offer.
- Expecting a documented list of community amenities as part of the purchase decision.
- Wanting a fast, high-competition market with rapid multiple-offer turnaround.
Housing distress & ownership in Holbrook Reserve, Cumming
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.
Homes For Sale Right Now in Holbrook Reserve
Live MLS inventory for Holbrook Reserve. 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 Holbrook Reserve 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 Holbrook Reserve Right Now (1)
All 1 active and pending Holbrook Reserve listings with a detail page, newest first, refreshed twice a day from the MLS.
- 3270 Andover Street · $675,000 · 5 bd / 4 ba · listed Jul 11, 2026 · listed by BHGRE Metro Brokers
Holbrook Reserve 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).
- Pooles Mill · Elementary
- Liberty · Middle
- North Forsyth · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Holbrook Reserve 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 Holbrook Reserve address.
Shop the zone: Homes zoned for Pooles Mill Elementary School · Homes zoned for Liberty Middle School · Homes zoned for North Forsyth High School
The Holbrook Reserve buying strategy.
If we were buying in Holbrook Reserve 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 Holbrook Reserve.
Reading a thin data set correctly
Four closings is enough to establish a price range and a general pace, but not enough to smooth out the effect of an unusually upgraded or unusually dated home. The $708,500 median and the $204.57 per-square-foot figure should be read as directional rather than exact — useful for framing a conversation, not for pinning a number to the wall without a walkthrough.
The 51.5-day median days-on-market figure suggests homes here are not sitting for extended stretches, but they are also not moving in the first week. That middle pace is typical of a market where buyers are doing due diligence and sellers are not chasing lowball offers. No community amenities are currently identified in MLS listing data for Holbrook Reserve, so buyers evaluating lifestyle features should confirm directly what, if anything, is included rather than assuming a standard package.
The location and the amenities are priced into every listing in Holbrook Reserve. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with a small closing sample, the raw numbers can mislead as easily as they inform. We pull the underlying listing history — not just the median — to tell you whether a specific home's asking price reflects the broader Forsyth County market or is an outlier being justified by the thin comp set.
Holbrook Reserve 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 Holbrook Reserve 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 Holbrook Reserve sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Holbrook Reserve, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Holbrook Reserve home worth?
Get a no-obligation home value based on real comparable sales in Holbrook Reserve, 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
What is the median home price in Holbrook Reserve?
How long do homes in Holbrook Reserve take to sell?
Is Holbrook Reserve a buyer's or seller's market right now?
Who is the best real estate agent for Holbrook Reserve?
How do I find a top Cumming real estate agent who knows Holbrook Reserve?
Can Momentum Realty connect me with an agent for Holbrook Reserve?
Where is Holbrook Reserve, and what county is it in?
Should you buy in Holbrook Reserve?
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 (7 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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See how Holbrook Reserve fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Holbrook Reserve with Momentum Realty’s local guides.