Northern Oaks
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 Peggy Bowler · via Georgia MLS
As of September 2026, Northern Oaks in Cumming, GA has 2 homes for sale. Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $640,000, $199 per square foot, a median 67 days on market, sellers accepting 95% of original asking. Homes listed or recently sold were built 1995–1997. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $5,480.
| Location | Cumming, Forsyth County, GA · ZIP 30041 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Pool, Tennis Court(s), Walk To Schools, Near Shopping, Playground, Carbon Monoxide Detector(s) |
| Sale prices, last 12 months | $640,000 median across 3 closed sales · $199 per sq ft |
| Days on market (closed sales) | 67 median |
| For sale right now | 2 active, 0 pending · median asking $674,950 · 8.0 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, “Northern Oaks key facts,” movewithmomentum.com/neighborhoods/northern-oaks--forsyth, data as of September 20, 2026.
Last 30 days in Northern Oaks: 1 new listing (median asking $699,900). As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Northern Oaks is trading around a $640,000 median with price per square foot near $198.55, but the sample behind that number is thin — only three closings in the current window. That means the median is a signal, not a settled market line, and it can move meaningfully with the next handful of sales.
Median days on market of 67 points to a community where pricing has to be right from the start. With so few closings to anchor expectations, sellers should lean on condition and comparable pull rather than assuming the last sale sets the market, and buyers have room to negotiate on homes that have sat past the local norm.
Northern Oaks right now
🟢 Buyer-leaning market. 8.0 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: Low (2 active and pending listings, 3 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
Northern Oaks market snapshot (as of September 20, 2026): the median sale price is about $640K ($199 per sq ft over the trailing 12 months of closed sales), a median 67 days on market for closed sales, and 8.0 months of supply, a buyer-leaning market.
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 5 homes in Northern Oaks that have changed hands since 2024, built between 1996 and 1997 (median 1997), with a median living area of about 3,464 sq ft and a typical 5-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.
Northern Oaks sits in Cumming, within Forsyth County, with a small but active resale pattern that keeps pricing data limited and worth watching closely rather than taking at face value.
The setting & the homes.
Aerial and on-site photos of Northern Oaks. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Northern OaksPhotos from Georgia MLS listings in Northern Oaks; content deemed reliable but not guaranteed.
Who Northern Oaks is best for.
Best for
- Buying with room to negotiate on days-on-market and price, given the longer median time to sell.
- Comfortable evaluating a home on its own condition and comps rather than a well-established neighborhood price pattern.
- Selling with a pricing strategy built on recent comparable sales rather than an assumed market trend.
Probably not for
- Needing a quick close in a market showing a median of 67 days on market.
- Relying on published community amenities as a decision factor, since none are currently identified in MLS listings.
- Wanting a large, well-established sales history to benchmark pricing confidence before listing or offering.
Housing distress & ownership in Northern Oaks, Cumming
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Northern Oaks
Live MLS inventory for Northern Oaks. 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 Northern Oaks 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 Northern Oaks Forsyth Right Now (2)
All 2 active and pending Northern Oaks Forsyth listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2835 Live Oak Court · $699,900 · 5 bd / 3.5 ba · listed Sep 11, 2026 · listed by Harry Norman Realtors
- 3345 Cherry Oak Lane · $650,000 · 4 bd / 2.5 ba · listed Jun 23, 2026 · listed by Century 21 Results
Northern Oaks 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).
- Sharon · Elementary
- South Forsyth · Middle
- South Forsyth · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Northern Oaks 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 Northern Oaks address.
Shop the zone: Homes zoned for South Forsyth Middle School · Homes zoned for South Forsyth High School
The Northern Oaks buying strategy.
If we were buying in Northern Oaks 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 Northern Oaks.
A market still writing its track record
With just three recorded closings in the current window, Northern Oaks doesn't yet have the transaction volume to support tight pricing bands. The $640,000 median and $198.55 per-square-foot figure are real, current numbers, but they represent a narrow slice of activity — a single unusually large or small sale can shift both meaningfully in the next update.
The 67-day median time on market suggests homes here aren't moving on the first showing. That's consistent with a low-volume micro-market: fewer active buyers circulating at any given time means listings need patience, correct pricing, and presentation that holds up against whatever else is competing in Cumming and greater Forsyth County at the same price point.
The location and the amenities are priced into every listing in Northern Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A community with only a handful of recent closings is exactly where a generic online estimate falls apart — there isn't enough volume to smooth out the noise. We track the actual comparables sale by sale, so pricing conversations here are based on what's really closing, not an algorithm guessing at a thin data set.
Northern Oaks 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 Northern Oaks 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 Northern Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Northern Oaks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Northern Oaks home worth?
Get a no-obligation home value based on real comparable sales in Northern Oaks, 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 →
15% of homes for sale in ZIP 30041 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 Northern Oaks?
How long do homes in Northern Oaks take to sell?
Is Northern Oaks a buyer's or seller's market right now?
Who is the best real estate agent for Northern Oaks?
How do I find a top Cumming real estate agent who knows Northern Oaks?
Can Momentum Realty connect me with an agent for Northern Oaks?
Where is Northern Oaks, and what county is it in?
Should you buy in Northern Oaks?
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 (5 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 Northern Oaks fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Northern Oaks with Momentum Realty’s local guides.