Legends of Settendown Creek
Homes for Sale in Cumming, GA
All 460 homes for sale in Cumming, GA · median $624,950 · 207 homes for sale in 30028
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Nathan Samples · via Georgia MLS
As of September 2026, Legends of Settendown Creek in Cumming, GA has 4 homes for sale and 1 pending, asking from $1,099,000 to $1,685,000 (median $1,162,000). Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $1,024,500, $188 per square foot, a median 11 days on market, sellers accepting 100% of original asking. Homes listed or recently sold were built 1997–2013. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $8,780.
| Location | Cumming, Forsyth County, GA · ZIP 30028 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Park, Lake, Carbon Monoxide Detector(s), Walk To Schools, Playground, Near Shopping |
| Sale prices, last 12 months | $1,024,500 median across 4 closed sales · $188 per sq ft |
| Days on market (closed sales) | 11 median |
| For sale right now | 4 active, 1 pending · median asking $1,162,000 · 12.0 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, “Legends of Settendown Creek key facts,” movewithmomentum.com/neighborhoods/legends-of-settendown-creek, data as of September 20, 2026.
Last 30 days in Legends of Settendown Creek: 3 new listings (median asking $1,175,000), 1 under contract right now. 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 Legends of Settendown Creek
Live MLS inventory for Legends of Settendown 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 · 14 daysTop listing
Active · 14 days
Active · 28 days
Active · 35 days
Pending · 45 daysActive and pending Legends of Settendown 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 Legends Of Settendown Creek Right Now (5)
All 5 active and pending Legends Of Settendown Creek listings with a detail page, newest first, refreshed twice a day from the MLS.
- 8415 Glen Lake Drive · $1,175,000 · 7 bd / 5.5 ba · listed Sep 4, 2026 · listed by Chapman Hall Realtors Professionals
- 8235 Hurakan Creek Crossing · $1,685,000 · 6 bd / 4.5 ba · listed Aug 27, 2026 · listed by BHHS Georgia Properties
- 8015 Hurakan Creek Crossing · $1,149,000 · 4 bd / 3.5 ba · listed Aug 27, 2026 · listed by Coldwell Banker Realty
- 8365 Hurakan Creek Crossing · $1,099,000 · 5 bd / 4.5 ba · listed Aug 18, 2026 · listed by HomeSmart
- 8320 Glen Lake Drive · $1,200,000 · 4 bd / 4.5 ba · pending · listed Jul 27, 2026 · listed by Keller Williams Realty North Atlanta
Legends of Settendown Creek is trading at a median of $1,024,500, with a median price per square foot of $188.03 — a spread that tells you condition and finish level are doing most of the work on final price here, not lot or location alone. At this price point, buyers are underwriting the home itself: age of systems, updates, and square footage matter more than any shared amenity package, since none is currently listed against active MLS inventory.
The market posture is brisk: a median of 11 days on market signals homes that are priced correctly move fast. But the sample is thin — only 4 closings in the current window — so treat any single data point here as directional, not statistical. Sellers should price with precision rather than testing the market, and buyers should be ready to move on a home that fits before it clears.
Legends of Settendown Creek right now
🟢 Buyer-leaning market. 12.0 months of supply and 20% 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: Medium (5 active and pending listings, 4 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
Legends of Settendown Creek market snapshot (as of September 20, 2026): the median sale price is about $1.02M ($188 per sq ft over the trailing 12 months of closed sales), a median 11 days on market for closed sales, and 12.0 months of supply, a buyer-leaning market.
In ZIP 30028 (Cumming), 348 homes closed in the last 12 months at a median of $585K ($193/sq ft), down 3.8% year over year, with a median 46 days on market. Right now 111 active and 16 pending listings put supply at about 5.8 months — a balanced market. See the live ZIP 30028 housing market.
Georgia MLS sales records identify 8 homes in Legends of Settendown Creek that have changed hands since 2024, built between 1997 and 2013 (median 2000), with a median living area of about 4,837 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.
Set in Cumming within Forsyth County, Legends of Settendown Creek sits at a premium price point with a fast turnover pace, though the small number of recent closings means the current snapshot should be read as a trend line rather than a fixed market.
The setting & the homes.
Aerial and on-site photos of Legends of Settendown Creek. Swipe to explore the community.
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Legends of Settendown Creek
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Legends of Settendown Creek
Legends of Settendown CreekPhotos from Georgia MLS listings in Legends of Settendown Creek; content deemed reliable but not guaranteed.
Who Legends of Settendown Creek is best for.
Best for
- Buying at a premium price point where home condition and updates matter more than a shared amenity list.
- Moving decisively once a well-priced listing appears, given the current fast pace to contract.
- Comparing homes primarily on price per square foot rather than relying on a single median figure.
Probably not for
- Needing a documented list of community amenities before committing, since none is currently identified.
- Wanting a large, well-established sales history to benchmark against, given the limited closings window.
- Working with a tight, fixed budget below this community's current price tier.
Housing distress & ownership in Legends of Settendown Creek, 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.
Legends of Settendown 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).
- Pooles Mill · Elementary
- Liberty · Middle
- North Forsyth · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Legends of Settendown 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 Legends of Settendown Creek address.
Shop the zone: Homes zoned for Pooles Mill Elementary School · Homes zoned for Liberty Middle School · Homes zoned for North Forsyth High School
The Legends of Settendown Creek buying strategy.
If we were buying in Legends of Settendown 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 Legends of Settendown Creek.
Price Precision in a Thin Market
A median price of $1,024,500 against a $188.03 per-square-foot figure suggests this is a community where larger, well-appointed homes carry the median rather than a uniform price tier. Buyers comparing homes here should lean on price per square foot alongside condition, since the raw median alone can be misleading with so few transactions setting the pace.
With only 4 closings in the current window and a median of 11 days on market, the data reflects a community where inventory turns quickly once it is listed. That combination — few sales, fast pace — means pricing strategy has to be sharp on both sides: sellers who overprice risk sitting past that norm, and buyers who hesitate on a well-priced listing may lose it before a second look.
The location and the amenities are priced into every listing in Legends of Settendown Creek. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A market this thin rewards careful reading, not guesswork. We track price-per-square-foot trends and days-on-market shifts in real time so pricing decisions here — on either side of the transaction — are built on what is actually closing, not on assumptions carried over from larger, more liquid communities.
Legends of Settendown 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 Legends of Settendown 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 Legends of Settendown Creek sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Legends of Settendown 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 Legends of Settendown Creek home worth?
Get a no-obligation home value based on real comparable sales in Legends of Settendown 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 →
13% of homes for sale in ZIP 30028 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 Legends of Settendown Creek?
How long do homes in Legends of Settendown Creek take to sell?
Is Legends of Settendown Creek a buyer's or seller's market right now?
Who is the best real estate agent for Legends of Settendown Creek?
How do I find a top Cumming real estate agent who knows Legends of Settendown Creek?
Can Momentum Realty connect me with an agent for Legends of Settendown Creek?
Where is Legends of Settendown Creek, and what county is it in?
Should you buy in Legends of Settendown 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 2024 (8 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.
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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.
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See how Legends of Settendown Creek fits the bigger picture — live prices, inventory, and Momentum Scores:
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