Kelly Mill Reserve
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 Candi Mcclamma, All Points Team · via Georgia MLS
As of September 2026, Kelly Mill Reserve in Cumming, GA has 1 home for sale. Homes listed or recently sold were built 2022–2022.
Last 30 days in Kelly Mill Reserve: 1 new listing (median asking $875,000). As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Kelly Mill Reserve sits in Cumming, inside Forsyth County, an area that continues to draw steady interest for its location within the broader north metro Atlanta corridor. Current MLS data for this specific community does not surface a defined set of listed amenities, which means value here is being driven primarily by the home itself and its lot rather than a clubhouse, pool, or shared recreational package.
For a buyer, that puts the emphasis on inspecting individual homes on their own merits rather than assuming a baseline of community infrastructure. For a seller, it means pricing and presentation carry more of the weight, since there is no amenity package to lean on in the listing narrative. Either way, this is a community where the conversation starts with the property, not the neighborhood roster of features.
Kelly Mill Reserve right now
🟡 Balanced market. 6.0 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, 2 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
Kelly Mill Reserve is a residential community in Cumming, Forsyth County, an area within Georgia's active north metro Atlanta market. Current MLS records do not identify a specific set of shared community amenities for this neighborhood.
Georgia MLS sales records identify 5 homes in Kelly Mill Reserve that have changed hands since 2023, built between 2022 and 2023 (median 2022), with a median living area of about 3,150 sq ft and a typical 5-bedroom, 4.5-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.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Kelly Mill Reserve. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Kelly Mill Reserve
Kelly Mill Reserve
Kelly Mill Reserve
Kelly Mill ReservePhotos from Georgia MLS listings in Kelly Mill Reserve; content deemed reliable but not guaranteed.
Who Kelly Mill Reserve is best for.
Best for
- Evaluating homes primarily on the property itself rather than a community amenity list.
- Wanting a Forsyth County, Cumming-area location without assuming a resort-style amenity package.
- Comfortable doing direct HOA and community-infrastructure verification before writing an offer.
Probably not for
- Requiring a documented clubhouse, pool, or trail system as a baseline expectation.
- Wanting a community with an established, well-marketed amenity narrative already in the listing history.
- Preferring to skip direct HOA verification and rely solely on the MLS listing description.
The market around Kelly Mill Reserve
Kelly Mill Reserve is too small for its own price trend, so here is the market around it.
In ZIP 30040, 325 homes are on the market and 18% are under contract — a steady corner of Cumming.
Across Forsyth County, 1,067 homes are active and 201 pending (16% under contract).
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.
ZIP and county figures describe the wider market, not Kelly Mill Reserve specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Kelly Mill 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 Kelly Mill Reserve
Live MLS inventory for Kelly Mill 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 Kelly Mill Reserve listings as of 2026-09-20, 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 Kelly Mill Reserve Right Now (1)
All 1 active and pending Kelly Mill Reserve listings with a detail page, newest first, refreshed twice a day from the MLS.
- 5045 Reserve Drive · $875,000 · 5 bd / 4 ba · listed Jul 28, 2026 · listed by HomeSmart
Kelly Mill 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).
- Kelly Mill · Elementary
- Hendricks · Middle
- West Forsyth · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Kelly Mill 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 Kelly Mill Reserve address.
Shop the zone: Homes zoned for Kelly Mill Elementary School · Homes zoned for Hendricks Middle School · Homes zoned for West Forsyth High School
The Kelly Mill Reserve buying strategy.
If we were buying in Kelly Mill 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 Kelly Mill Reserve.
What the data shows (and doesn't)
The most notable fact about Kelly Mill Reserve is what is absent from the record: no clubhouse, pool, trail system, or similar shared feature currently appears in the MLS listing history for this community. That does not necessarily mean the neighborhood lacks any shared infrastructure, only that it has not been documented in recent listing activity, which is the dataset this analysis draws from.
For due diligence purposes, that gap is worth closing before making an offer. Confirming whether a homeowners association exists, what it covers, and whether any shared spaces are maintained outside of individual lots is a conversation worth having directly, since the public listing record here does not answer it.
The location and the amenities are priced into every listing in Kelly Mill Reserve. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community's MLS footprint is this lean on documented amenities, the value of local, on-the-ground verification goes up. We pull HOA documents, confirm what is and is not shared infrastructure, and cross-check comparable sales in Cumming and greater Forsyth County so a buyer or seller is working from a complete picture, not just what happens to be in the listing description.
Kelly Mill 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 Kelly Mill 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 Kelly Mill Reserve sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Kelly Mill 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 Kelly Mill Reserve home worth?
Get a no-obligation home value based on real comparable sales in Kelly Mill 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 →
18% of homes for sale in ZIP 30040 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
Is Kelly Mill Reserve a buyer's or seller's market right now?
Who is the best real estate agent for Kelly Mill Reserve?
How do I find a top Cumming real estate agent who knows Kelly Mill Reserve?
Can Momentum Realty connect me with an agent for Kelly Mill Reserve?
Where is Kelly Mill Reserve, and what county is it in?
Should you buy in Kelly Mill 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 20, 2026) |
| Under-contract shares | Georgia MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2023 (5 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 Kelly Mill Reserve fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
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