Orchards of South
Homes for Sale in Cumming, GA

Buying in Cumming? Get matched with a local agent →Selling? Get your Cumming home value →or call (904) 351-6461

All 381 homes for sale in Cumming, GA · median $619,999 · 283 homes for sale in 30040

Community in Cumming · Forsyth County

Free · No obligation

Talk to a Orchards of South Expert

True comps, carrying-cost math, and listings before the portals.

Photo via Georgia MLS

Built fromLive Georgia MLS dataUpdated twice daily

As of October 2026, Orchards of South Forsyth in Cumming, GA has 1 home for sale. Orchards of South Forsyth is a community in Cumming, Forsyth County, GA. 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.

Live · Orchards of South Housing Pulse Georgia MLS + public records Analysis by Momentum Realty · $3.5B+ sold · 10,000+ customers served · Top 1% in Florida (RealTrends)

Tempo

12.0mo

Supply

3 to 6 months is the balanced band

Under contract

Forsyth: 16% (201 of 1,268)

1 · 0

For sale · pending

live counts, refreshed twice daily

Orchards of South Housing Pulse · Momentum Research · as of September 20, 2026

Orchards of South 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

By Jon Brooks, Co-Founder, Momentum Realty · Updated October 6, 2026 · Live data: Georgia MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness

The Area Market

The market around Orchards of South

Orchards of South is too small for its own price trend, so here is the market around it.

Across Forsyth County, 1,067 homes are active and 201 pending (16% under contract).

ZIP and county figures describe the wider market, not Orchards of South specifically. Momentum Research analysis of MLS records.

Homes For Sale Right Now in Orchards of South

Live MLS inventory for Orchards of South. 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.

1703 Bonica Crossing home for sale in Orchards of South

Active · 79 daysTop listing

$545,000

3 bd · 3 ba · 2,308 sqft · built 2025

1703 Bonica Crossing, Cumming, 30040

Listed by Harry Norman Realtors

Active and pending Orchards of South listings as of 2026-10-01, 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 South Forsyth Right Now (1)

All 1 active and pending Orchards Of South Forsyth listings with a detail page, newest first, refreshed twice a day from the MLS.

1703 Bonica Crossing · $545,000 · 3 bd / 3 ba · listed Jul 8, 2026 · listed by Harry Norman Realtors

Schools

In short

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).

New Hope · Elementary
Piney Grove · Middle
Denmark · High

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

Shop the zone: Homes zoned for New Hope Elementary School · Homes zoned for Piney Grove Middle School · Homes zoned for Denmark High School

The Strategy

The Orchards of South buying strategy.

If we were buying in Orchards of South 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 of South.

The Deep Dive

A closer look at the Orchards of South market

Inventory runs at 12.0 months of supply, a buyer-leaning market.

“

The location and the amenities are priced into every listing in Orchards of South. The deal is won or lost on condition, the comps, and the renovation math.

Jon Brooks · Founder, Momentum Realty

HOA, CDD & Fees

A note on who we are: Momentum Realty is a real estate brokerage. We are not the Orchards of South homeowners association, its management company or its developer, and we cannot help with dues, gate access, violations, amenity bookings or association documents. To reach the association, check your closing package, the recorded declaration at the county clerk, or search the association’s name at sunbiz.org for its registered agent. Call or message us to buy or sell a home in Orchards of South.

In short

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.

Run Your Numbers

Tools for a Orchards of South buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxForsyth County millage, Georgia's 40% rule, and the homestead picture.Rent vs buyThe breakeven on owning in Orchards of South.GA tax by countyMillage for all nine southeast Georgia counties we cover.

The takeaway

Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Orchards of South sales matched to your home.

Selling in Orchards of South

Price it to the comps and condition, not an automated estimate.

If you are thinking about selling in Orchards of South, 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 South home worth?

Get a no-obligation home value based on real comparable sales in Orchards of South, 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 →

Real comps, not an automated estimate.

How much local inventory is already under contract

15% of homes for sale in ZIP 30040 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 (2026-10-06).

Frequently Asked Questions

Is Orchards of South a buyer's or seller's market right now?

As of September 20, 2026, Orchards of South leans toward buyers: 12.0 months of supply at the current sales pace (Georgia MLS live counts).

Who is the best real estate agent for Orchards of South?

The best agent for Orchards of South is one who actively works Cumming and knows the community's pricing, fees, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Orchards of South.

How do I find a top Cumming real estate agent who knows Orchards of South?

Share a few details in the form on this page. Momentum Realty has 320+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Orchards of South and the wider Cumming area.

Can Momentum Realty connect me with an agent for Orchards of South?

Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Orchards of South purchase or sale - no call center and no pressure.

Where is Orchards of South, and what county is it in?

Orchards of South is in Cumming, Forsyth County, FL.

Data sources & freshness

Live listings	Georgia MLS, refreshed twice daily (last: October 1, 2026)
Under-contract shares	Georgia MLS records, as of 2026-09-20

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 →

What’s your home worth in your area?

A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.