Orchards at Stoney Point
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 Tracie Grodi · via Georgia MLS
As of September 2026, Orchards at Stoney Point in Cumming, GA has 1 home for sale. As of September 2026, the MLS records 1 closed sale in Orchards at Stoney Point in Cumming, GA, the most recent in June 2026. Across Cumming as a whole, 1,182 homes closed in the last 12 months at a median of $610,000, 38 median days on market, with 428 homes for sale today. At that median and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $5,230.
There is no active MLS pricing data to point to for Orchards at Stoney Point at this snapshot, which itself tells you something: this is a lower-turnover pocket of Cumming rather than a community with a steady drumbeat of new listings. When inventory here does surface, pricing will be driven almost entirely by lot position, condition, and how a given home has been updated relative to its neighbors, not by a visible community-wide trend line.
For a buyer, that means doing the legwork on comparable closed sales in the immediate area rather than leaning on community-level averages. For a seller, it means the absence of a crowded competing-listing set can work in your favor, provided the home is priced against real, nearby comparables and presented well from day one.
Orchards at Stoney Point right now
🟢 Buyer-leaning market. 12.0 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 (1 active and pending listings, 0 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
Orchards at Stoney Point sits in Forsyth County within Cumming, and current MLS data through the feed used for this snapshot does not surface confirmed community amenities, so any clubhouse, pool, or shared green space should be verified directly rather than assumed.
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 Orchards at Stoney Point. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Orchards at Stoney Point
Orchards at Stoney Point
Orchards at Stoney PointPhotos from Georgia MLS listings in Orchards at Stoney Point; content deemed reliable but not guaranteed.
Who Orchards at Stoney Point is best for.
Best for
- Prioritizing a Forsyth County location and willing to verify community details directly rather than through listing history.
- Comfortable making an offer with limited recent comparable-sales data inside the subdivision itself.
- Looking for a lower-competition pocket of the Cumming market rather than a high-turnover community.
Probably not for
- Needing a confirmed clubhouse, pool, or other shared amenity locked in before writing an offer.
- Wanting a robust, statistically clear pricing trend to anchor an offer strategy.
- Preferring a community with frequent recent sales to lean on for direct comparison.
The market around Orchards at Stoney Point
Orchards at Stoney Point is too small for its own price trend, so here is the market around it.
In ZIP 30041, 417 homes are on the market and 15% are under contract — a slower corner of Cumming.
Across Forsyth County, 1,067 homes are active and 201 pending (16% under contract).
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.
ZIP and county figures describe the wider market, not Orchards at Stoney Point specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Orchards at Stoney Point
Live MLS inventory for Orchards at Stoney Point. 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 Orchards at Stoney Point 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 Orchards At Stoney Point Right Now (1)
All 1 active and pending Orchards At Stoney Point listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1610 Bluestone Drive · $499,000 · 3 bd / 3 ba · listed Jul 29, 2026 · listed by Ansley RE|Christie's Int'l RE
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).
- Shiloh Point · Elementary
- Piney Grove · Middle
- Denmark · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Orchards at Stoney Point 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 Orchards at Stoney Point address.
Shop the zone: Homes zoned for Shiloh Point Elementary School · Homes zoned for Piney Grove Middle School · Homes zoned for Denmark High School
The Orchards at Stoney Point buying strategy.
If we were buying in Orchards at Stoney Point 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 Orchards at Stoney Point.
What the record does and doesn't tell you
A community with no amenities identified from current listings usually falls into one of two categories: a smaller subdivision built without shared recreational infrastructure, or one where amenities exist but simply haven't been described in recent listing remarks. The MLS feed doesn't distinguish between the two, so the honest move is to treat that as an open question rather than a settled fact in either direction.
Because there is no pricing or inventory activity to report at this snapshot, this is a community best evaluated in person and through HOA documentation rather than through market statistics. Forsyth County records, plat maps, and the HOA's governing documents will settle what the MLS listing text does not.
The location and the amenities are priced into every listing in Orchards at Stoney Point. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community's own listing history is thin on detail, the value of a broker shifts from interpreting market data to doing direct verification: pulling HOA documents, confirming what is and isn't included in dues, and lining up recent comparable sales from just outside the subdivision boundary when nothing recent exists inside it. That is the work we do before you write or accept an offer here.
Orchards at Stoney Point 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 Orchards at Stoney Point 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 Orchards at Stoney Point sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Orchards at Stoney Point, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Orchards at Stoney Point home worth?
Get a no-obligation home value based on real comparable sales in Orchards at Stoney Point, 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 (2026-09-22).
Frequently Asked Questions
Is Orchards at Stoney Point a buyer's or seller's market right now?
Who is the best real estate agent for Orchards at Stoney Point?
How do I find a top Cumming real estate agent who knows Orchards at Stoney Point?
Can Momentum Realty connect me with an agent for Orchards at Stoney Point?
Where is Orchards at Stoney Point, and what county is it in?
Should you buy in Orchards at Stoney Point?
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) |
| Under-contract shares | Georgia MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2026 (1 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 Orchards at Stoney Point fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
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