Orchard Lakes
Homes for Sale in Cumming, GA

Orchard Lakes is a residential community in Cumming, Forsyth County, Georgia; current MLS data does not identify a specific amenity set tied to the neighborhood, so evaluating any home here means looking closely at the property itself rather than a shared community feature.

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.

Orchard Lakes 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 Orchard Lakes specifically. Momentum Research analysis of MLS records.

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).

• Silver City · Elementary
• North Forsyth · Middle
• North Forsyth · High

District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Orchard Lakes 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 Orchard Lakes address.

Forsyth County has been one of the more active growth corridors north of Atlanta, and Cumming sits inside that pattern. Orchard Lakes is positioned within that broader Cumming market, but the MLS feed covering this community does not currently attach a documented amenity package to it — no clubhouse, pool, or similar feature shows up in active listing data.

That absence is worth naming plainly rather than working around: it means a buyer should not assume shared amenities are part of the value proposition here unless a specific listing confirms one. It also means comparisons to other Forsyth County communities should be made on home-by-home terms — lot size, square footage, age of construction, and condition — rather than assuming parity in shared features.

When a community's MLS profile is this sparse on amenity data, the value of a broker who pulls current listings directly and reads them line by line goes up, not down. We do not fill gaps with assumptions — we tell you what the data shows and what it does not, then walk the specific homes with you.

Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.