Ivey Manor
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 Monica Phillips, Century 21 Results · via Georgia MLS
Over the 12 months ending 2026-09-20, 5 recorded sales closed at a median of $670,000, $196 per square foot, a median 20 days on market, sellers accepting 101% of original asking. Homes listed or recently sold were built 1997–2000. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $5,740.
| Location | Cumming, Forsyth County, GA · ZIP 30040 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Pool, Tennis Court(s), Playground, Carbon Monoxide Detector(s), Clubhouse |
| Sale prices, last 12 months | $670,000 median across 5 closed sales · $196 per sq ft |
| Days on market (closed sales) | 20 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, “Ivey Manor key facts,” movewithmomentum.com/neighborhoods/ivey-manor, data as of September 20, 2026.
Ivey Manor's numbers tell a story of a community where condition and finish level do a lot of the pricing work. With a median price of $669,500 and a median price per square foot of $201.74, the spread between an updated home and one that needs work is likely wide — this isn't a market where every listing is priced off a single formula.
A median of 29.5 days on market says buyers are not rushing blindly, but they are not stalling either. For a seller, that means a well-presented, correctly priced listing should move in a reasonable window. For a buyer, it means there's room to do due diligence without watching every option evaporate overnight, but not so much room that lowball offers make sense.
Nearby homes for sale
No active listings inside Ivey ManorHomes for Sale in Cumming, GA 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
Ivey Manor market snapshot (as of September 20, 2026): the median sale price is about $670K ($196 per sq ft over the trailing 12 months of closed sales), and a median 20 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.
Georgia MLS sales records identify 10 homes in Ivey Manor that have changed hands since 2024, built between 1997 and 2000 (median 1998), with a median living area of about 3,226 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.
Ivey Manor sits in Cumming, within Forsyth County, an area of Georgia that has seen steady residential development pressure — the pricing here reflects a market where per-square-foot value and days-on-market both point to a functioning, moderately paced resale environment rather than a frenzy or a stall.
The setting & the homes.
Aerial and on-site photos of Ivey Manor. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Ivey ManorPhotos from Georgia MLS listings in Ivey Manor; content deemed reliable but not guaranteed.
Who Ivey Manor is best for.
Best for
- Targeting a Forsyth County location with resale activity that isn't sitting stagnant, based on a sub-30-day median.
- Comfortable evaluating a home on price-per-square-foot rather than assuming a flat community-wide price tier.
- Willing to do condition-specific diligence on a listing rather than relying on the median as a stand-in for value.
Probably not for
- Requiring a confirmed on-site amenity package, since none is identified in current MLS listings for this community.
- Expecting a narrow, predictable price band with little variation between listings.
- Looking for a guaranteed timeline or outcome rather than working within a market that moves at a moderate, not instant, pace.
Ivey 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.
The Ivey Manor buying strategy.
If we were buying in Ivey 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.
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 Ivey Manor.
What the price per square foot is really telling you
At $201.74 per square foot against a $669,500 median price, Ivey Manor lands in a band where buyers are paying for square footage and land more than for a specific finish package across the board. That combination suggests homes here vary enough in size and condition that per-square-foot math is a better starting point for evaluating a specific listing than the median price alone.
The available MLS data does not surface a formal amenities package for this community, which means any pool, clubhouse, or common-area value would need to be verified listing by listing rather than assumed community-wide. Treat that as a diligence item, not a defect — plenty of Forsyth County communities compete on lot size and home layout rather than shared amenities.
The location and the amenities are priced into every listing in Ivey Manor. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community where the median price per square foot and days-on-market suggest real variation from house to house, the value of an agent is in pulling the comps that actually match your target home's condition and size — not leaning on a single neighborhood-wide number. We track Ivey Manor's live listings and recent closings inside the six-month window covered by this snapshot, so pricing conversations are grounded in what is actually moving, not a broad average.
Ivey 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 Ivey 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 Ivey Manor sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Ivey 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 Ivey Manor home worth?
Get a no-obligation home value based on real comparable sales in Ivey 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.
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Frequently Asked Questions
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Should you buy in Ivey 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 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.
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