James Creek
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 Heena Depani, Century 21 Results · via Georgia MLS
As of September 2026, James Creek in Cumming, GA has 9 homes for sale, asking from $424,900 to $899,900 (median $613,800). Over the 12 months ending 2026-09-20, 14 recorded sales closed at a median of $655,000, $197 per square foot, a median 13 days on market, sellers accepting 98% of original asking (-8% versus the prior year). Homes listed or recently sold were built 1973–2022. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $5,610.
| Location | Cumming, Forsyth County, GA · ZIP 30041 |
|---|---|
| Home types (current listings and sales) | single-family 90%, townhouses 10% |
| Amenities listed by sellers | Pool, Tennis Court(s), Clubhouse, Playground, Near Shopping, Walk To Schools |
| Sale prices, last 12 months | $655,000 median across 14 closed sales · $197 per sq ft · -7.7% vs the prior 12 months |
| Days on market (closed sales) | 13 median |
| For sale right now | 9 active, 0 pending · median asking $613,800 · 6.4 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, “James Creek key facts,” movewithmomentum.com/neighborhoods/james-creek, data as of September 20, 2026.
Last 30 days in James Creek: 5 new listings (median asking $575,000), 2 closed sales (median $745,000). As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Homes For Sale Right Now in James Creek
Live MLS inventory for James Creek. 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 · 55 daysTop listing
Active · 76 days
Active · 7 days
Active · 26 days
Active · 47 days
Active · 28 days
Active · 30 days
Active · 20 days
Active · 66 daysActive and pending James Creek 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 James Creek Right Now (9)
All 9 active and pending James Creek listings with a detail page, newest first, refreshed twice a day from the MLS.
- 4505 Hedgewood Drive · $750,000 · 4 bd / 4 ba · listed Sep 7, 2026 · listed by Mark Spain Real Estate
- 4110 Granby Circle · $535,000 · 5 bd / 3 ba · listed Aug 29, 2026 · listed by Mark Spain Real Estate
- 2203 Cumberland Parkway ##503 · $459,900 · 3 bd / 2.5 ba · listed Aug 28, 2026 · listed by Keller Williams Realty PeachtreeRoad
- 4795 Cold Spring Court · $575,000 · 4 bd / 3.5 ba · listed Aug 22, 2026 · listed by Keller Williams Realty North Atlanta
- 4615 Cold Spring Court · $650,000 · 5 bd / 3.5 ba · listed Aug 15, 2026 · listed by Atlanta Communities
- 4250 Granby Circle · $613,800 · 4 bd / 3.5 ba · listed Aug 11, 2026 · listed by Sharp Vantage Realty
- 4235 Cold Spring Court · $424,900 · 3 bd / 2.5 ba · listed Jul 19, 2026 · listed by Entera Realty
- 4470 Sandalwood Way · $899,900 · 6 bd / 5 ba · listed Jul 17, 2026 · listed by Century 21 Results
- 4335 Darian Court · $849,900 · 5 bd / 4.5 ba · listed Jun 26, 2026 · listed by Century 21 Results
James Creek is pricing around a $655,000 median, with per-square-foot value near $196.56 — a level that puts weight on condition and finish rather than square footage alone. In a Forsyth County market where lot size, updates, and layout vary listing to listing, that per-square-foot figure is the number worth watching closely before you anchor to list price.
A median of 13 days on market is fast enough to tell you well-positioned listings are not sitting. For sellers, that argues for pricing tight to recent comparable closings rather than testing the upside. For buyers, it means moving with financing and paperwork ready before you fall for a listing, because the ones worth having are not lingering.
James Creek right now
🟢 Buyer-leaning market. 6.4 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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: High (9 active and pending listings, 14 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($655K) is down 7.7% from the prior 12 months ($710K). With about a dozen 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: Medium (14 and 11 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
James Creek market snapshot (as of September 20, 2026): the median sale price is about $655K ($197 per sq ft over the trailing 12 months of closed sales), a median 13 days on market for closed sales, and 6.4 months of supply, a buyer-leaning market. The trailing-12-month median is down 8% from the prior 12 months, computed from record-level Georgia MLS closed sales (14 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 33 homes in James Creek that have changed hands since 2023, built between 2005 and 2014 (median 2008), with a median living area of about 3,203 sq ft and a typical 4-bedroom, 3.5-bath layout; 91% 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.
James Creek sits in Cumming, within Forsyth County, an area of metro Atlanta that continues to see steady closing activity. Current MLS data does not identify formal community amenities, so any pool, clubhouse, or shared green space should be confirmed listing by listing rather than assumed from the neighborhood name.
The setting & the homes.
Aerial and on-site photos of James Creek. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
James CreekJames CreekJames CreekJames CreekJames CreekJames CreekJames CreekJames CreekPhotos from Georgia MLS listings in James Creek; content deemed reliable but not guaranteed.
Who James Creek is best for.
Best for
- Buying with financing and paperwork ready to move within a market averaging just under two weeks to sale.
- Comparing homes on a per-square-foot basis rather than list price alone, given the range of condition across current inventory.
- Targeting Forsyth County for its location within metro Atlanta without requiring a defined amenity package.
Probably not for
- Needing a documented clubhouse, pool, or shared amenity space as part of the purchase decision.
- Wanting to negotiate slowly over multiple weeks in a market where the median listing moves in about 13 days.
- Assuming price alone reflects home size or finish without checking the per-square-foot detail.
James Creek 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).
- Daves Creek · Elementary
- South Forsyth · Middle
- South Forsyth · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent James Creek 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 James Creek address.
Shop the zone: Homes zoned for Teasley Elementary School · Homes zoned for Campbell Middle School · Homes zoned for South Forsyth Middle School · Homes zoned for South Forsyth High School · Homes zoned for Campbell High School
The James Creek buying strategy.
If we were buying in James Creek 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 James Creek.
What the numbers are actually telling you
A $655,000 median price with a per-square-foot value of $196.56 suggests a range of home sizes and conditions changing hands rather than a single cookie-cutter product. That spread matters for buyers comparing two homes at similar list prices — the underlying square footage and finish level can differ meaningfully, and the price-per-square-foot figure is a better cross-check than the sale price alone.
With a median of 13 days on market, inventory here is not accumulating. That is a market posture, not a guarantee of any particular outcome for a given home — but it does mean sellers who price close to recent activity are likely to see interest quickly, and buyers who wait to compare five listings before acting risk losing the one that fit best.
The location and the amenities are priced into every listing in James Creek. 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 James Creek 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 (5.4). Basis: Recent Direction -7.7% year-over-year; Liquidity & Demand 6.4 months of supply; Pricing Power 97.6% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community where MLS data does not spell out shared amenities and per-square-foot value varies by listing, having someone pull the actual comparable closings — not just the headline median — is what keeps a buyer from overpaying for finish or a seller from underpricing a well-updated home. We work Forsyth County listings directly through GAMLS data, not assumptions.
James Creek 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 James Creek 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 James Creek sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in James Creek, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your James Creek home worth?
Get a no-obligation home value based on real comparable sales in James Creek, 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 James Creek
Homes in James Creek 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.
- 5025 Shelbourne Drive · 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 (2026-09-22).
James Creek Market Scorecard
James Creek is currently a buyer's market. About 6.4 months of supply, a median asking price of $613,800, and homes go under contract in about 30 days.
Go deeper: true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
What is the median home price in James Creek?
How long do homes in James Creek take to sell?
Is James Creek a buyer's or seller's market right now?
Who is the best real estate agent for James Creek?
How do I find a top Cumming real estate agent who knows James Creek?
Can Momentum Realty connect me with an agent for James Creek?
Where is James Creek, and what county is it in?
Is James Creek a good place to live?
Should you buy in James Creek?
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 (33 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 James Creek fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near James Creek with Momentum Realty’s local guides.