Legends of Settendown Creek
Homes for Sale in Cumming, GA
True comps, carrying-cost math, and listings before the portals.
Photo via Georgia MLS
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.
The 60-Second Overview
Legends of Settendown Creek market snapshot (as of September 1, 2026): the median sale price is about $1.02M ($188 per sq ft over the trailing 12 months of closed sales), and a median 11 days on market for closed sales.
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.
Swipe or use the arrows → tap any photo to enlarge
Legends of Settendown Creek
Legends of Settendown Creek
Legends of Settendown Creek
Legends of Settendown Creek
Legends of Settendown Creek
Legends of Settendown Creek
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.
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 and pending Legends of Settendown Creek listings as of 2026-09-02, 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.
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.
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.
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 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 homes for sale in Legends of Settendown Creek on the map →
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?
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?
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
| Community market stats | Georgia MLS closed sales, 12-month windows ending September 1, 2026 |
| Historical depth | Closed-sale records back to 2025 (4 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 sells for 1.25% above the Georgia MLS member average and 8 days faster, and we’ll price yours against live your area comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
More Cumming & Metro Atlanta, Georgia guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Metro Atlanta, Georgia or the full Neighborhood Finder.