Montvale
Homes for Sale in Cumming, GA
All 460 homes for sale in Cumming, GA · median $624,950 · 357 homes for sale in 30041
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Shelley Sellars Smith, Atlanta Communities · via Georgia MLS
Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $701,500, $262 per square foot, a median 9 days on market, sellers accepting 101% of original asking. Homes listed or recently sold were built 1995–2001. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $6,010.
| Location | Cumming, Forsyth County, GA · ZIP 30041 |
|---|---|
| Amenities listed by sellers | Playground, Pool, Tennis Court(s), Clubhouse, Near Shopping, Walk To Schools |
| Sale prices, last 12 months | $701,500 median across 4 closed sales · $262 per sq ft |
| Days on market (closed sales) | 9 median |
| For sale right now | 0 active, 0 pending |
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, “Montvale key facts,” movewithmomentum.com/neighborhoods/montvale, data as of September 20, 2026.
Montvale's numbers this cycle come from a thin slice of the market — just four closings — so treat the median as a directional signal rather than a fixed benchmark. At $701,500 with a price per square foot near $262, the data points to larger or more finished homes moving through, but a sample this size can shift meaningfully with the next handful of sales.
What stands out is speed: a median of 9 days on market means priced-right listings here are not sitting. For a seller, that argues for pricing off recent comparable closings rather than aspirational math. For a buyer, it means being ready to move — financing lined up, decision made — before a property is even fully absorbed by the market.
Nearby homes for sale
No active listings inside MontvaleHomes for Sale in Cumming, GA 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
Montvale market snapshot (as of September 20, 2026): the median sale price is about $702K ($262 per sq ft over the trailing 12 months of closed sales), and a median 9 days on market for closed sales.
In ZIP 30041 (Cumming), 521 homes closed in the last 12 months at a median of $621K ($213/sq ft), down 1.9% year over year, with a median 36 days on market. Right now 173 active and 44 pending listings put supply at about 4.7 months — a balanced market. See the live ZIP 30041 housing market.
Georgia MLS sales records identify 9 homes in Montvale that have changed hands since 2024, built between 1995 and 2001 (median 1997), with a median living area of about 2,686 sq ft and a typical 4-bedroom, 3-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.
Montvale is a Cumming community in Forsyth County where recent activity has been limited in volume but quick to transact, with a median sale price of $701,500 over the most recent closings tracked.
The setting & the homes.
Aerial and on-site photos of Montvale. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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MontvalePhotos from Georgia MLS listings in Montvale; content deemed reliable but not guaranteed.
Who Montvale is best for.
Best for
- Moving decisively once financing and priorities are set, given how quickly recent listings have transacted.
- Prioritizing home condition and layout over a built-in amenity package.
- Comfortable evaluating a market where recent data is limited and pricing requires close comparable review.
Probably not for
- Needing an on-site clubhouse, pool, or similar shared amenity confirmed before deciding.
- Wanting a large pool of recent comparable sales to lean on before setting a price.
- Planning a slow, exploratory search rather than moving when the right listing appears.
Montvale 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.
The Montvale buying strategy.
If we were buying in Montvale 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 Montvale.
A small sample, fast-moving market
Four closings is not enough to draw firm conclusions about pricing tiers or a consistent per-square-foot ceiling, but it is enough to say that homes here have not lingered. A 9-day median days-on-market figure, paired with a per-square-foot figure over $260, suggests condition and finish level are doing real work in what a given home commands — buyers are not waiting around to negotiate on properties that show well.
No community amenities were identified from current MLS listings, so any pool, clubhouse, or shared green space claims should be verified directly rather than assumed. Buyers evaluating Montvale should treat the location and the home itself — not a packaged amenity set — as the primary value drivers here.
The location and the amenities are priced into every listing in Montvale. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only a handful of recent closings to reference, pricing a home correctly in Montvale takes more than pulling an automated estimate — it means pulling the actual comparables, understanding what separated the higher and lower per-square-foot sales, and pricing to the market that exists today rather than a stale average. That is the work we do before a listing goes live or an offer goes in.
Montvale 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 Montvale 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 Montvale sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Montvale, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Montvale home worth?
Get a no-obligation home value based on real comparable sales in Montvale, 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 →
Frequently Asked Questions
What is the median home price in Montvale?
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Where is Montvale, and what county is it in?
Should you buy in Montvale?
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 2023 (10 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 Montvale fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Montvale with Momentum Realty’s local guides.