Orchards of Brannon Oak Farm
Condos 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 Joe Rummell, Keller Williams Realty North Atlanta · via Georgia MLS
As of September 2026, Orchards of Brannon Oak Farm in Cumming, GA has 2 homes for sale. Over the 12 months ending 2026-09-20, 7 recorded sales closed at a median of $560,000, $212 per square foot, a median 44 days on market, sellers accepting 94% of original asking (+2% versus the prior year). Homes listed or recently sold were built 2007–2014. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $4,800.
| Location | Cumming, Forsyth County, GA · ZIP 30041 |
|---|---|
| Home types (current listings and sales) | condos 70%, single-family 20%, townhouses 10% |
| Amenities listed by sellers | Clubhouse, Pool, Fitness Center, Retirement Community, Carbon Monoxide Detector(s), Security System |
| Sale prices, last 12 months | $560,000 median across 7 closed sales · $212 per sq ft · +1.6% vs the prior 12 months |
| Days on market (closed sales) | 44 median |
| For sale right now | 2 active, 1 pending · median asking $545,000 · 3.4 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, “Orchards of Brannon Oak Farm key facts,” movewithmomentum.com/neighborhoods/orchards-of-brannon-oak-farm, data as of September 20, 2026.
Last 30 days in Orchards of Brannon Oak Farm: 2 new listings (median asking $545,000), 1 under contract right now, 1 closed sale (median $498,000). As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
With only a handful of closings feeding this snapshot, treat the numbers as directional rather than a tight statistical picture. The median sits at $560,000, working out to roughly $216.91 per square foot — a reasonable proxy for where recent buyers and sellers actually agreed on value, but not a lot of data to smooth out condition or lot differences between homes.
At a median of 44 days on market, homes here are not moving instantly, but they are not sitting for months either. That pace suggests sellers who price realistically from the start are transacting inside a normal window, while overpriced listings likely get passed over until they adjust.
Orchards of Brannon Oak Farm right now
🟡 Balanced market. 3.4 months of supply and 33% of the inventory already under contract put buyers and sellers on roughly even footing.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: Medium (3 active and pending listings, 7 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($560K) is up 1.6% from the prior 12 months ($551K). With about 3 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 (7 and 4 sales in the two windows).
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 of Brannon Oak Farm market snapshot (as of September 20, 2026): the median sale price is about $560K ($212 per sq ft over the trailing 12 months of closed sales), a median 44 days on market for closed sales, and 3.4 months of supply, a balanced market. The trailing-12-month median is up 2% from the prior 12 months, computed from record-level Georgia MLS closed sales (7 closings in the current window).
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 12 homes in Orchards of Brannon Oak Farm that have changed hands since 2023, built between 2007 and 2014 (median 2012), with a median living area of about 2,324 sq ft and a typical 3-bedroom, 3-bath layout; 67% are condominiums. 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.
Orchards of Brannon Oak Farm is a Cumming community in Forsyth County where recent activity has been light enough that each closing carries real weight in the pricing picture — a market to read closely rather than skim.
The setting & the homes.
Aerial and on-site photos of Orchards of Brannon Oak Farm. Swipe to explore the community.
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Orchards of Brannon Oak FarmPhotos from Georgia MLS listings in Orchards of Brannon Oak Farm; content deemed reliable but not guaranteed.
Who Orchards of Brannon Oak Farm is best for.
Best for
- Purchasing in Forsyth County with flexibility on whether the community includes shared amenities.
- Comfortable making a pricing decision based on a small number of recent comparable closings.
- Prioritizing the individual home's condition and layout over community-wide features.
Probably not for
- Needing a large, well-documented sales history to benchmark price with high confidence.
- Requiring confirmed community amenities as part of the value proposition.
- Expecting a fast, high-volume resale market based on very frequent recent turnover.
Homes For Sale Right Now in Orchards of Brannon Oak Farm
Live MLS inventory for Orchards of Brannon Oak Farm. 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 · 0 daysTop listingActive · 2 daysPending · 49 daysActive and pending Orchards of Brannon Oak Farm 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 Of Brannon Oak Farm Right Now (2)
All 2 active and pending Orchards Of Brannon Oak Farm listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1340 Oak Meadows Lane #1801 · $545,000 · 3 bd / 3 ba · listed Sep 17, 2026 · listed by Atlanta Communities
- 1535 Water Vista Court · $579,000 · 3 bd / 3 ba · pending · listed Aug 27, 2026 · listed by Keller Williams Realty North Atlanta
Orchards of Brannon Oak Farm 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).
- Shiloh Point · Elementary
- Piney Grove · Middle
- South Forsyth · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Orchards of Brannon Oak Farm 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 of Brannon Oak Farm address.
Shop the zone: Homes zoned for Shiloh Point Elementary School · Homes zoned for Piney Grove Middle School · Homes zoned for South Forsyth High School
The Orchards of Brannon Oak Farm buying strategy.
If we were buying in Orchards of Brannon Oak Farm 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 Orchards of Brannon Oak Farm.
A thin but telling data set
Seven closings is a small sample, and that matters for how you use these numbers. The $560,000 median and the $216.91 per-square-foot figure are real transaction outcomes, not averages smoothed across dozens of sales, so a single larger or smaller home closing can shift the picture more than it would in a higher-volume community.
No community amenities are currently identified from active MLS listings, so buyers evaluating this neighborhood should confirm directly what, if anything, is included and treat the home itself — condition, lot, floor plan — as the primary driver of value rather than shared community features.
The location and the amenities are priced into every listing in Orchards of Brannon Oak Farm. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Orchards of Brannon Oak Farm buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (6.3). Basis: Recent Direction +1.6% year-over-year; Liquidity & Demand 3.4 months of supply; Pricing Power 94.1% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community with limited recent sales activity, pricing a home correctly or evaluating an offer takes more than plugging numbers into a formula. We work from the actual closed transactions in Forsyth County, not a generic algorithm, to help you understand what the thin data set does and does not tell you before you commit to a number.
Orchards of Brannon Oak Farm 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 of Brannon Oak Farm 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 of Brannon Oak Farm sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Orchards of Brannon Oak Farm, 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 of Brannon Oak Farm home worth?
Get a no-obligation home value based on real comparable sales in Orchards of Brannon Oak Farm, 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 →
Recently off market in Orchards of Brannon Oak Farm
Homes in Orchards of Brannon Oak Farm that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 1225 Brook Knoll Lane #804 · off market
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).
Orchards of Brannon Oak Farm Market Scorecard
Orchards of Brannon Oak Farm is currently a seller's market. About 3.4 months of supply, a median asking price of $545,000, and homes go under contract in about 2 days.
Go deeper: true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
What is the median home price in Orchards of Brannon Oak Farm?
How long do homes in Orchards of Brannon Oak Farm take to sell?
Is Orchards of Brannon Oak Farm a buyer's or seller's market right now?
Who is the best real estate agent for Orchards of Brannon Oak Farm?
How do I find a top Cumming real estate agent who knows Orchards of Brannon Oak Farm?
Can Momentum Realty connect me with an agent for Orchards of Brannon Oak Farm?
Where is Orchards of Brannon Oak Farm, and what county is it in?
Is Orchards of Brannon Oak Farm a good place to live?
Should you buy in Orchards of Brannon Oak Farm?
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 (12 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 Orchards of Brannon Oak Farm fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Orchards of Brannon Oak Farm with Momentum Realty’s local guides.