Orchard Lake
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 Pam Gillig, Ansley RE|Christie's Int'l RE · via Georgia MLS
Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $502,500, $178 per square foot, a median 9 days on market, sellers accepting 99% of original asking (-9% versus the prior year). Homes listed or recently sold were built 1995–2017. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $4,300.
| Location | Cumming, Forsyth County, GA · ZIP 30028 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Lake, Playground, Pool, Carbon Monoxide Detector(s), Clubhouse, None |
| Sale prices, last 12 months | $502,500 median across 4 closed sales · $178 per sq ft · -9.3% vs the prior 12 months |
| 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, “Orchard Lake key facts,” movewithmomentum.com/neighborhoods/orchard-lake, data as of September 20, 2026.
Orchard Lake's numbers are thin by design right now — with only a handful of closings in the current window, the $502,500 median price and $177.87 per-square-foot figure should be read as a snapshot, not a settled trend line. A market moving on four transactions can shift meaningfully with the next contract that closes, so treat these as directional rather than definitive.
What is clear is pace: a median of just under 10 days on market signals that priced-right listings here are not sitting. For a seller, that argues for a clean, ready-to-show listing rather than a slow test-the-market approach. For a buyer, it means decisions need to be made quickly once a home that fits is identified — there is little room to deliberate for weeks.
Orchard Lake right now
🔴 Off the recent peak. The trailing-12-month median ($502K) is down 9.3% from the prior 12 months ($554K). 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 (4 and 3 sales in the two windows).
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· Updated September 22, 2026 · Live data: Georgia MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside Orchard LakeHomes 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
Orchard Lake market snapshot (as of September 20, 2026): the median sale price is about $502K ($178 per sq ft over the trailing 12 months of closed sales), and a median 10 days on market for closed sales. The trailing-12-month median is down 9% from the prior 12 months, computed from record-level Georgia MLS closed sales (4 closings in the current window).
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.
Georgia MLS sales records identify 14 homes in Orchard Lake that have changed hands since 2023, built between 2015 and 2017 (median 2016), with a median living area of about 2,777 sq ft and a typical 4-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.
Orchard Lake sits in Cumming, within Forsyth County, and current MLS activity shows a compact, fast-moving resale market rather than a high-volume one.
The setting & the homes.
Aerial and on-site photos of Orchard Lake. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Orchard LakePhotos from Georgia MLS listings in Orchard Lake; content deemed reliable but not guaranteed.
Who Orchard Lake is best for.
Best for
- Moving quickly once a matching listing appears, with financing pre-arranged.
- Evaluating homes on a per-square-foot basis rather than relying on a single median figure.
- Comfortable making an offer decision within days rather than weeks.
Probably not for
- Needing a documented amenity package (pool, clubhouse, trails) confirmed before committing.
- Wanting a large set of recent comparable sales to lean on before pricing a purchase or listing.
- Preferring an extended, low-pressure shopping timeline over a fast-moving process.
Orchard Lake 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 Orchard Lake buying strategy.
If we were buying in Orchard Lake 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 Orchard Lake.
A Small Sample, Fast Clock Market
The per-square-foot figure of $177.87 gives a more stable read than the median price alone, since it normalizes for home size across the few sales recorded. Buyers comparing Orchard Lake to nearby Forsyth County inventory should lean on that price-per-square-foot number when sizing up a specific listing, since the median price itself is drawn from a small closings count and can swing with the mix of homes that happen to sell.
No community amenities are identified from current MLS listings, which is worth noting rather than assuming. That does not necessarily mean the community lacks shared features — it means the listing data on hand does not confirm them, so anyone weighing amenities as part of the decision should verify directly rather than infer from marketing language.
The location and the amenities are priced into every listing in Orchard Lake. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with this few closings, pricing a home correctly the first time matters more than usual — there is not a deep pool of recent comparable sales to lean on, so we build the case listing by listing rather than off a generic trend line. On the buy side, a 9.5-day median days-on-market means we move fast to get in front of new listings and prepare offers before the window closes.
Orchard Lake 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 Orchard Lake 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 Orchard Lake sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Orchard Lake, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Orchard Lake home worth?
Get a no-obligation home value based on real comparable sales in Orchard Lake, 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 Orchard Lake?
How long do homes in Orchard Lake take to sell?
Who is the best real estate agent for Orchard Lake?
How do I find a top Cumming real estate agent who knows Orchard Lake?
Can Momentum Realty connect me with an agent for Orchard Lake?
Where is Orchard Lake, and what county is it in?
Should you buy in Orchard Lake?
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 (14 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 Orchard Lake fits the bigger picture — live prices, inventory, and Momentum Scores:
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