Ivy Bluff
Homes for Sale in Cumming, GA
All 460 homes for sale in Cumming, GA · median $624,950 · 357 homes for sale in 30041
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Casey Dellinger · via Georgia MLS
As of September 2026, Ivy Bluff in Cumming, GA has 1 home for sale. Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $460,000, $211 per square foot, a median 44 days on market, sellers accepting 98% of original asking (+2% versus the prior year). Homes listed or recently sold were built 1991–1997. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $3,940.
| Location | Cumming, Forsyth County, GA · ZIP 30041 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Pool, Tennis Court(s), Carbon Monoxide Detector(s), None, Playground, Walk To Schools |
| Sale prices, last 12 months | $460,000 median across 3 closed sales · $211 per sq ft · +2.2% vs the prior 12 months |
| Days on market (closed sales) | 44 median |
| For sale right now | 1 active, 0 pending · median asking $485,000 · 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, “Ivy Bluff key facts,” movewithmomentum.com/neighborhoods/ivy-bluff, data as of September 20, 2026.
Last 30 days in Ivy Bluff: 1 new listing (median asking $485,000). As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Ivy Bluff's numbers point to a community priced on the home itself rather than on a clubhouse or gate. With no community amenities identified from current MLS listings, the median price of $460,000 and a median price per square foot just over $210 reflect lot size, finish level, and square footage doing the work, not shared recreation space. That makes this a market where condition and layout matter more than what surrounds the house.
A median of 44 days on market tells you offers aren't happening in the first weekend, but they aren't sitting stale either. For sellers, that means pricing has to be tight from day one since there is no amenity story to lean on if the number is off. For buyers, it means there is room to negotiate on inspection items and closing timing rather than getting steamrolled in a bidding war.
Ivy Bluff 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, 3 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($460K) is up 2.2% from the prior 12 months ($450K). With about 2 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 (3 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
Ivy Bluff market snapshot (as of September 20, 2026): the median sale price is about $460K ($211 per sq ft over the trailing 12 months of closed sales), a median 44 days on market for closed sales, and 3.0 months of supply, a balanced market. The trailing-12-month median is up 2% from the prior 12 months, computed from record-level Georgia MLS closed sales (3 closings in the current window).
In ZIP 30041 (Cumming), 521 homes closed in the last 12 months at a median of $621K ($213/sq ft), down 1.9% year over year, with a median 36 days on market. Right now 173 active and 44 pending listings put supply at about 4.7 months — a balanced market. See the live ZIP 30041 housing market.
Georgia MLS sales records identify 8 homes in Ivy Bluff that have changed hands since 2023, built between 1991 and 1993 (median 1993), with a median living area of about 2,254 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.
Ivy Bluff sits in Cumming, Forsyth County, with pricing driven by the homes themselves rather than by community amenities, since none have been identified from current MLS listings.
The setting & the homes.
Aerial and on-site photos of Ivy Bluff. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Ivy BluffPhotos from Georgia MLS listings in Ivy Bluff; content deemed reliable but not guaranteed.
Who Ivy Bluff is best for.
Best for
- Buying primarily for the house and lot rather than for shared community features.
- Working with a timeline that allows roughly six weeks of market exposure before expecting an offer.
- Comparing price per square foot closely against similar homes rather than relying on amenity-driven premiums.
Probably not for
- Requiring a confirmed clubhouse, pool, or trail system as part of the purchase decision.
- Needing a large, well-established sales history to benchmark pricing with high confidence.
- Expecting a fast, competitive-bid sale cycle rather than a standard month-plus marketing period.
Homes For Sale Right Now in Ivy Bluff
Live MLS inventory for Ivy Bluff. 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 Ivy Bluff 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 Ivy Bluff Right Now (1)
All 1 active and pending Ivy Bluff listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2055 Ivy Lane · $485,000 · 3 bd / 2.5 ba · listed Jul 2, 2026 · listed by Bolst, Inc.
Ivy Bluff 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 Ivy Bluff 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 Ivy Bluff address.
Shop the zone: Homes zoned for Cumming Elementary School · Homes zoned for Otwell Middle School · Homes zoned for Forsyth Central High School
The Ivy Bluff buying strategy.
If we were buying in Ivy Bluff 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 Ivy Bluff.
Pricing on the house, not the amenity package
At a median price of $460,000 and roughly $211 per square foot, Ivy Bluff prices in a range that will feel accessible relative to communities that fold clubhouse, pool, or trail costs into the sale price. Because no shared amenities are showing up in current listings, buyers should treat every square foot and every finish decision as the primary value driver, not a secondary one.
A median 44 days on market is a useful gauge for both sides. It is long enough that overpriced listings will get exposed by the market rather than absorbed quickly, and short enough that well-priced, well-presented homes are still moving inside a normal marketing cycle. The recent closings window of three transactions is thin, so any one sale can move the median meaningfully — a reason to treat these figures as a directional read rather than a precise appraisal.
The location and the amenities are priced into every listing in Ivy Bluff. 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 Ivy Bluff 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 (7.4). Basis: Recent Direction +2.2% year-over-year; Liquidity & Demand 3.0 months of supply; Pricing Power 98.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community with a small closings sample and no amenity data to lean on, pricing strategy has to come from comparable homes and current listing behavior rather than a package narrative. We track Ivy Bluff's day-to-day listing activity in Forsyth County so pricing and offer decisions are grounded in what is actually moving, not in assumptions about the neighborhood.
Ivy Bluff 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 Ivy Bluff 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 Ivy Bluff sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Ivy Bluff, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Ivy Bluff home worth?
Get a no-obligation home value based on real comparable sales in Ivy Bluff, 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 Ivy Bluff
Homes in Ivy Bluff 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.
- 2055 Ivy · off market
15% of homes for sale in ZIP 30041 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 Ivy Bluff?
How long do homes in Ivy Bluff take to sell?
Is Ivy Bluff a buyer's or seller's market right now?
Who is the best real estate agent for Ivy Bluff?
How do I find a top Cumming real estate agent who knows Ivy Bluff?
Can Momentum Realty connect me with an agent for Ivy Bluff?
Where is Ivy Bluff, and what county is it in?
Should you buy in Ivy Bluff?
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 (9 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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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Ivy Bluff fits the bigger picture — live prices, inventory, and Momentum Scores:
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