Magnolia 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.
As of September 2026, the MLS records 3 closed sales in Magnolia Creek in Cumming, GA since 2024, the most recent in March 2026. Across Cumming as a whole, 1,182 homes closed in the last 12 months at a median of $610,000, 38 median days on market, with 428 homes for sale today. At that median and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $5,230.
Magnolia Creek sits in Cumming, inside Forsyth County, an area of metro Atlanta that continues to see steady buyer interest tied to its location along the north Georgia growth corridor. Because current MLS data does not surface a confirmed amenity package for this community, pricing and demand here are likely to track the condition and lot characteristics of individual homes more than a shared clubhouse or pool line item.
For a buyer or seller, that means the usual community-level shortcuts do not fully apply. We would pull recent comparable closings and active competition directly rather than lean on an amenities narrative, and we would price or negotiate a given home on its own merits: finish level, lot, and proximity to the Cumming corridor's retail and commute routes.
Nearby homes for sale
No active listings inside Magnolia Creek right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Magnolia Creek is a residential community in Cumming, Forsyth County, part of the broader north metro Atlanta market tracked through GAMLS. Current listing data does not identify a specific amenity package, so the appeal here rests primarily on the homes themselves and the Forsyth County location.
Georgia MLS sales records identify 5 homes in Magnolia Creek that have changed hands since 2024, built between 2004 and 2005 (median 2004), with a median living area of about 4,516 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.
Who Magnolia Creek is best for.
Best for
- Prioritizing a Forsyth County location and commute access over a confirmed community amenity list.
- Willing to evaluate each home individually on condition and lot rather than leaning on shared HOA facilities.
- Comfortable verifying HOA structure and amenities directly before making an offer.
Probably not for
- Requiring a confirmed pool, clubhouse, or swim/tennis facility as part of the purchase decision.
- Wanting a fully documented amenity package upfront without additional verification.
- Needing pricing benchmarks tied to a well-established community-wide sales history rather than individual comparables.
The market around Magnolia Creek
Magnolia Creek is too small for its own price trend, so here is the market around it.
In ZIP 30028, 238 homes are on the market and 13% are under contract — a slower corner of Cumming.
Across Forsyth County, 1,067 homes are active and 201 pending (16% under contract).
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.
ZIP and county figures describe the wider market, not Magnolia Creek specifically. Momentum Research analysis of MLS records.
The Magnolia Creek buying strategy.
If we were buying in Magnolia 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 Magnolia Creek.
What we actually know right now
As of this snapshot, MLS records for Magnolia Creek do not surface a defined set of community amenities. That is worth stating plainly rather than filling in with assumptions: some Forsyth County communities carry pools, swim/tennis, or HOA-maintained common areas, and some do not advertise them prominently through listing data even if they exist. We would confirm amenity status, HOA structure, and any fees directly with the seller's documentation before a buyer counts on a specific feature being present.
What is verifiable is the location: Cumming, in Forsyth County, within the north Georgia growth corridor that has drawn continued residential development and commuter traffic toward metro Atlanta. Any evaluation of a specific home in Magnolia Creek should center on that location context, the individual property's condition, and a direct pull of comparable sales, since community-level amenity data is not currently available to lean on.
The location and the amenities are priced into every listing in Magnolia Creek. 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 thin on amenity detail, the value of local, hands-on diligence goes up, not down. We verify HOA documents, pull true comparables, and walk the property itself rather than relying on a generic community profile, so you are pricing and negotiating based on what is actually there.
Magnolia 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 Magnolia 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 Magnolia Creek sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Magnolia 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 Magnolia Creek home worth?
Get a no-obligation home value based on real comparable sales in Magnolia 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 →
Should you buy in Magnolia Creek?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Georgia MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2024 (3 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 Magnolia Creek fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Magnolia Creek with Momentum Realty’s local guides.
Common questions about Magnolia Creek
Where is Magnolia Creek?
Magnolia Creek is a community in Cumming, Forsyth County, Georgia, ZIP 30028.
Are there homes for sale in Magnolia Creek right now?
No active listings inside Magnolia Creek at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Magnolia Creek have an HOA or CDD?
No HOA is on record for Magnolia Creek in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.