Montebello
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 Laura Quinn, BHGRE Metro Brokers · via Georgia MLS
As of September 2026, Montebello in Cumming, GA has 4 homes for sale, asking from $669,900 to $959,000 (median $819,450). Homes listed or recently sold were built 2018–2023.
| Location | Cumming, Forsyth County, GA · ZIP 30028 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Clubhouse, Pool, Tennis Court(s), Walk To Schools, Lake, Playground |
| For sale right now | 4 active, 0 pending · median asking $819,450 · 24.0 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, “Montebello key facts,” movewithmomentum.com/neighborhoods/montebello--forsyth, data as of September 20, 2026.
Last 30 days in Montebello: 1 new listing (median asking $849,000). 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 Montebello
Live MLS inventory for Montebello. 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 · 33 daysTop listing
Active · 0 days
Active · 32 days
Active · 160 daysActive and pending Montebello listings as of 2026-09-20, 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 Montebello Forsyth Right Now (4)
All 4 active and pending Montebello Forsyth listings with a detail page, newest first, refreshed twice a day from the MLS.
- 3345 Carmichael Drive · $849,000 · 5 bd / 4 ba · listed Sep 19, 2026 · listed by BHGRE Metro Brokers
- 3330 Carswell Bend · $789,900 · 5 bd / 3.5 ba · listed Aug 25, 2026 · listed by Southern REO Associates, LLC
- 3780 Montebello Parkway · $959,000 · 4 bd / 3.5 ba · listed Aug 23, 2026 · listed by BHHS Georgia Properties
- 3220 Montebello Parkway · $669,900 · 4 bd / 3.5 ba · listed Jun 23, 2026 · listed by Drake Realty of Greater Atlanta
Montebello sits in Cumming, within Forsyth County, and the current MLS picture here is thin: no pricing trend, days-on-market pattern, or amenity list is confirmed in the feed as of this snapshot. That absence is itself useful information for a buyer or seller — it means this is not a high-turnover community right now, and anyone pricing a home here should lean on a direct comparison to recently sold or currently listed homes nearby rather than assuming a community-wide trend applies.
For a seller, that means positioning matters more than chasing a number — condition, updates, and lot specifics will carry more weight than a headline statistic. For a buyer, it means doing the legwork on what is actually included with a given listing (yard, garage, any HOA obligations) rather than assuming standard community amenities, since none are documented from current MLS activity.
Montebello right now
🟢 Buyer-leaning market. 24.0 months of supply and 0% 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 (4 active and pending listings, 2 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
Montebello is a residential community in Cumming, Forsyth County, Georgia; current MLS data does not surface a confirmed amenity package or an active pricing trend, so evaluation here should be done listing-by-listing.
Georgia MLS sales records identify 10 homes in Montebello that have changed hands since 2024, built between 2020 and 2024 (median 2022), with a median living area of about 3,260 sq ft and a typical 4-bedroom, 3.5-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.
The setting & the homes.
Aerial and on-site photos of Montebello. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Montebello
MontebelloPhotos from Georgia MLS listings in Montebello; content deemed reliable but not guaranteed.
Who Montebello is best for.
Best for
- Buying with the intention of researching each specific listing's features and price directly rather than trusting a general community profile.
- Prioritizing a Cumming, Forsyth County location and treating amenities and pricing as things to confirm property-by-property.
- Working with an agent to pull direct comparables since the broader Montebello data set is currently limited.
Probably not for
- Expecting a defined, published amenity package to be already in place based on the community name alone.
- Needing an established pricing or market-pace trend to guide an offer before doing property-specific research.
- Looking for a fast, data-driven read on the community without doing individual listing diligence first.
The market around Montebello
Montebello 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 Montebello specifically. Momentum Research analysis of MLS records.
Montebello 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 Montebello 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 Montebello address.
Shop the zone: Homes zoned for Pooles Mill Elementary School · Homes zoned for Liberty Middle School · Homes zoned for West Forsyth High School · Homes zoned for North Forsyth High School
The Montebello buying strategy.
If we were buying in Montebello 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 Montebello.
What the data gap tells you
When a community's MLS feed does not surface amenities, pricing trends, or turnover data, it usually signals one of two things: limited recent transaction activity, or a smaller inventory footprint that has not generated enough listings to establish a pattern. Either way, the responsible move is to treat Montebello as a location within Cumming and Forsyth County first, and evaluate any specific home on its own terms rather than leaning on community-level averages that do not currently exist in the data.
That also means claims about lifestyle amenities, price positioning, or market pace should not be assumed from the community name alone. Anyone evaluating a home in Montebello should ask directly what is included with the property, what comparable recent sales look like in the immediate area, and what the current listing's own history shows, since the broader community snapshot does not yet support generalizations.
The location and the amenities are priced into every listing in Montebello. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community where the MLS feed does not hand you a clean trend line, the value of local representation goes up, not down. We pull comparable sales directly, verify what a specific listing actually includes, and price or negotiate off real evidence in Forsyth County rather than a community-wide average that is not currently supported by the data.
Montebello 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 Montebello 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 Montebello sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Montebello, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Montebello home worth?
Get a no-obligation home value based on real comparable sales in Montebello, 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 →
Recently off market in Montebello
Homes in Montebello that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 3540 Charlesbourg Run · off market
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
Is Montebello a buyer's or seller's market right now?
Who is the best real estate agent for Montebello?
How do I find a top Cumming real estate agent who knows Montebello?
Can Momentum Realty connect me with an agent for Montebello?
Where is Montebello, and what county is it in?
Should you buy in Montebello?
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 20, 2026) |
| Under-contract shares | Georgia MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2023 (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.
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See how Montebello fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Montebello with Momentum Realty’s local guides.