Manchester Park
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 Caitlin Payne, Harry Norman Realtors · via Georgia MLS
As of September 2026, Manchester Park in Cumming, GA has 2 homes for sale. Over the 12 months ending 2026-09-20, 5 recorded sales closed at a median of $440,000, $243 per square foot, a median 8 days on market, sellers accepting 100% of original asking (-3% versus the prior year). Homes listed or recently sold were built 2001–2002. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $3,770.
| Location | Cumming, Forsyth County, GA · ZIP 30040 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Playground, Pool, Tennis Court(s), Near Shopping, Carbon Monoxide Detector(s), Security System |
| Sale prices, last 12 months | $440,000 median across 5 closed sales · $243 per sq ft · -2.7% vs the prior 12 months |
| Days on market (closed sales) | 8 median |
| For sale right now | 2 active, 1 pending · median asking $432,500 · 4.8 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, “Manchester Park key facts,” movewithmomentum.com/neighborhoods/manchester-park, data as of September 20, 2026.
Last 30 days in Manchester Park: 1 new listing (median asking $440,000), 1 under contract right now. As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Eight days of median time on market is the number that stands out here. Whatever comes up in Manchester Park at a reasonable price and condition is moving fast, which tells us buyer demand is outpacing what is currently listed rather than sellers testing the market with room to negotiate.
With only five closings in the current window, treat the $440,000 median and the $243.41 per-square-foot figure as a directional read, not a precise valuation. A single larger or smaller home closing can move both numbers meaningfully. Anyone pricing a sale or shaping an offer here should lean on a current comp pull for the specific home, not just this snapshot.
Manchester Park right now
🟡 Balanced market. 4.8 months of supply and 33% 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: Medium (3 active and pending listings, 5 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($440K) is down 2.7% from the prior 12 months ($452K). With about 4 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 20. Confidence: Low (5 and 4 sales in the two windows).
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
Manchester Park market snapshot (as of September 20, 2026): the median sale price is about $440K ($243 per sq ft over the trailing 12 months of closed sales), a median 8 days on market for closed sales, and 4.8 months of supply, a balanced market. The trailing-12-month median is down 3% from the prior 12 months, computed from record-level Georgia MLS closed sales (5 closings in the current window).
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.
Georgia MLS sales records identify 11 homes in Manchester Park that have changed hands since 2024, built between 2001 and 2003 (median 2001), with a median living area of about 1,883 sq ft and a typical 3-bedroom, 2.5-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.
Manchester Park is a Cumming community in Forsyth County where recent activity points to quick sales rather than a long list of shared amenities — the current MLS record does not surface a clubhouse, pool, or similar feature set, so the draw here appears to be the homes and the location rather than a packaged lifestyle amenity.
The setting & the homes.
Aerial and on-site photos of Manchester Park. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Manchester ParkPhotos from Georgia MLS listings in Manchester Park; content deemed reliable but not guaranteed.
Who Manchester Park is best for.
Best for
- Moving decisively once financing and priorities are locked in, given how quickly listings here are absorbed.
- Prioritizing the home and its Forsyth County location over a built-in amenity package.
- Selling and wanting a read on how quickly comparable homes have been moving before setting a list price.
Probably not for
- Needing a pool, clubhouse, or other shared community amenity as part of the purchase.
- Wanting a large closed-sale history to lean on before making a pricing decision.
- Preferring a slower search process with more time to weigh multiple listings before offering.
Homes For Sale Right Now in Manchester Park
Live MLS inventory for Manchester Park. 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 Manchester Park 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 Manchester Park Right Now (3)
All 3 active and pending Manchester Park listings with a detail page, newest first, refreshed twice a day from the MLS.
- 3780 Ridgefair Drive · $440,000 · 3 bd / 2.5 ba · listed Sep 11, 2026 · listed by Harry Norman Realtors
- 4035 Ridgefair Drive · $440,000 · 3 bd / 2.5 ba · pending · listed Sep 3, 2026 · listed by The Rezerve
- 3840 Ridgefair Drive · $425,000 · 3 bd / 2.5 ba · listed Jul 22, 2026 · listed by ARB Realty LLC
Manchester Park 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).
- Cumming · Elementary
- Otwell · Middle
- Forsyth Central · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Manchester Park 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 Manchester Park address.
Shop the zone: Homes zoned for Whitlow Elementary School · Homes zoned for Cumming Elementary School · Homes zoned for Otwell Middle School · Homes zoned for Forsyth Central High School
The Manchester Park buying strategy.
If we were buying in Manchester Park 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 Manchester Park.
A fast-moving, amenity-light pocket of Forsyth County
The eight-day median days-on-market is the clearest signal in this snapshot. That pace is typical of a market where well-presented listings are getting quick offers, which puts pressure on buyers to be pre-positioned — financing lined up, terms decided — before they walk a showing.
No community amenities are identified from current MLS listings, so buyers should not assume a pool, clubhouse, or similar shared feature is part of the package. That does not make the location less relevant; it just means the value case here rests on the home itself and its position in Forsyth County rather than a bundled amenity set. With only five closings feeding the price data, the median of $440,000 and per-square-foot figure of $243.41 are useful as a general marker but warrant confirmation against the specific home in question before setting an offer or list price.
The location and the amenities are priced into every listing in Manchester Park. 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 Manchester Park 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 (6.8). Basis: Recent Direction -2.7% year-over-year; Liquidity & Demand 4.8 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 closings sample and a fast eight-day pace, the difference between a good outcome and a rushed one comes down to having current, home-specific data rather than relying on a community-wide average. We pull the latest comparable activity before you write an offer or set a list price, and we tell you plainly when the numbers here are too limited to lean on alone.
Manchester Park 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 Manchester Park 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 Manchester Park sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Manchester Park, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Manchester Park home worth?
Get a no-obligation home value based on real comparable sales in Manchester Park, 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
What is the median home price in Manchester Park?
How long do homes in Manchester Park take to sell?
Is Manchester Park a buyer's or seller's market right now?
Who is the best real estate agent for Manchester Park?
How do I find a top Cumming real estate agent who knows Manchester Park?
Can Momentum Realty connect me with an agent for Manchester Park?
Where is Manchester Park, and what county is it in?
Is Manchester Park a good place to live?
Should you buy in Manchester Park?
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 (11 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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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Manchester Park fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Manchester Park with Momentum Realty’s local guides.