The Lakes at Franklin Goldmine
Homes for Sale in Cumming, GA
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Zubin J Ali · via Georgia MLS
As of September 2026, The Lakes at Franklin Goldmine in Cumming, GA has 1 home for sale. Over the 12 months ending 2026-09-03, 4 recorded sales closed at a median of $575,000, $177 per square foot, a median 69 days on market, sellers accepting 100% of original asking (-14% versus the prior year). Homes listed or recently sold were built 2015–2020. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $4,930.
The Lakes at Franklin Goldmine is trading around a $575,000 median with price per square foot near $176.72, and the current read is that this is a market defined by a small pool of closings rather than a deep, liquid track record. With only four closings in the tracking window, any single sale carries outsized weight on the numbers, so treat the median as a directional signal rather than a precise ceiling or floor.
A median days-on-market just shy of 70 suggests these homes are not moving on the first weekend, but they are not sitting stale either. For sellers, that points to pricing with intention and expecting a real marketing period rather than an instant offer. For buyers, it means there is room to negotiate on terms and timeline, particularly when a listing has already logged a few weeks on market.
The Lakes at Franklin Goldmine 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 3, 2026. Confidence: Low (1 active and pending listings, 4 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($575K) is down 13.5% from the prior 12 months ($665K). 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 3. Confidence: Low (4 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated September 3, 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
The Lakes at Franklin Goldmine market snapshot (as of September 3, 2026): the median sale price is about $575K ($177 per sq ft over the trailing 12 months of closed sales), a median 69 days on market for closed sales, and 3.0 months of supply, a balanced market. The trailing-12-month median is down 14% from the prior 12 months, computed from record-level Georgia MLS closed sales (4 closings in the current window).
The Lakes at Franklin Goldmine sits in Cumming, in Forsyth County, and the current MLS record does not identify a formal amenity package for the community, so buyers should evaluate each home on its own merits rather than assume shared recreational infrastructure.
The setting & the homes.
Aerial and on-site photos of The Lakes at Franklin Goldmine. Swipe to explore the community.
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The Lakes at Franklin Goldmine
The Lakes at Franklin Goldmine
The Lakes at Franklin Goldmine
The Lakes at Franklin Goldmine
The Lakes at Franklin Goldmine
The Lakes at Franklin GoldminePhotos from Georgia MLS listings in The Lakes at Franklin Goldmine; content deemed reliable but not guaranteed.
Who The Lakes at Franklin Goldmine is best for.
Best for
- Buying based on the specific home and lot rather than a community-wide amenity draw.
- Willing to work with a limited comparable sales pool and lean on direct home-by-home evaluation.
- Planning for a marketing or search timeline that may run closer to two months rather than a quick turnaround.
Probably not for
- Requiring a documented, active amenity system as part of the purchase decision.
- Needing a large, statistically robust set of recent comparable sales before pricing a home.
- Expecting a fast, sub-month sale or purchase cycle based on recent market pace.
Housing distress & ownership in The Lakes at Franklin Goldmine, 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 The Lakes at Franklin Goldmine
Live MLS inventory for The Lakes at Franklin Goldmine. 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 The Lakes at Franklin Goldmine listings as of 2026-09-07, 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.
The Lakes at Franklin Goldmine 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).
- Sawnee · Elementary
- Liberty · Middle
- West Forsyth · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent The Lakes at Franklin Goldmine 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 The Lakes at Franklin Goldmine address.
The The Lakes at Franklin Goldmine buying strategy.
If we were buying in The Lakes at Franklin Goldmine 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 The Lakes at Franklin Goldmine.
A Thin Data Set, A Real Price Point
With just four closings feeding the current snapshot, this is not a community with a long, statistically deep resale history to lean on. The $575,000 median and $176.72 per-square-foot figure are useful anchors, but they should be read as a snapshot of a small, specific slice of activity rather than a broad market trend. Buyers and sellers alike benefit from pulling comparable homes directly rather than relying solely on the aggregate.
The median days-on-market of 69 tells a story of homes that require patience on both sides of the transaction. It is long enough to suggest pricing discipline matters, and short enough to confirm there is genuine buyer interest when a home is presented well. Because no community amenities are currently identified in the MLS record, value here is likely driven more by the individual home, lot, and location within Cumming than by a shared clubhouse or pool system.
The location and the amenities are priced into every listing in The Lakes at Franklin Goldmine. 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 The Lakes at Franklin Goldmine 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 (6.5). Basis: Recent Direction -13.5% year-over-year; Liquidity & Demand 3.0 months of supply; Pricing Power 100.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community with a thin closing history, the aggregate numbers only tell part of the story. We pull the underlying comparable sales, walk the actual condition of each home, and price or negotiate against what is really happening on the ground in Cumming and Forsyth County, not just what a four-sale median suggests.
The Lakes at Franklin Goldmine 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 The Lakes at Franklin Goldmine 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 The Lakes at Franklin Goldmine sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Lakes at Franklin Goldmine, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your The Lakes at Franklin Goldmine home worth?
Get a no-obligation home value based on real comparable sales in The Lakes at Franklin Goldmine, 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 homes for sale in The Lakes at Franklin Goldmine on the map →
The Lakes at Franklin Goldmine Market Scorecard
The Lakes at Franklin Goldmine is currently a seller's market. About 3.0 months of supply, a median asking price of $699,000, and homes go under contract in about 36 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 The Lakes at Franklin Goldmine?
How long do homes in The Lakes at Franklin Goldmine take to sell?
Is The Lakes at Franklin Goldmine a buyer's or seller's market right now?
Who is the best real estate agent for The Lakes at Franklin Goldmine?
How do I find a top Cumming real estate agent who knows The Lakes at Franklin Goldmine?
Can Momentum Realty connect me with an agent for The Lakes at Franklin Goldmine?
Should you buy in The Lakes at Franklin Goldmine?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near The Lakes at Franklin Goldmine with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Georgia MLS, refreshed twice daily (last: September 3, 2026) |
| Community market stats | Georgia MLS closed sales, 12-month windows ending September 3, 2026 |
| Historical depth | Closed-sale records back to 2024 (7 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 The Lakes at Franklin Goldmine fits the bigger picture — live prices, inventory, and Momentum Scores: