Ivey Manor
Homes for Sale in Cumming, GA
True comps, carrying-cost math, and listings before the portals.
Photo via Georgia MLS
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.
The 60-Second Overview
Ivey Manor market snapshot (as of September 1, 2026): the median sale price is about $670K ($202 per sq ft over the trailing 12 months of closed sales), and a median 30 days on market for closed sales.
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.
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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.
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
What is the median home price in Ivey Manor?
How long do homes in Ivey Manor take to sell?
Who is the best real estate agent for Ivey Manor?
How do I find a top Cumming real estate agent who knows Ivey Manor?
Can Momentum Realty connect me with an agent for Ivey Manor?
Should you buy in Ivey Manor?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Georgia MLS closed sales, 12-month windows ending September 1, 2026 |
| Historical depth | Closed-sale records back to 2025 (6 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 sells for 1.25% above the Georgia MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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