Pheasant Run
Homes for Sale in Cumming, GA
True comps, carrying-cost math, and listings before the portals.
Pheasant Run's current pricing sits at a median of $417,500, with per-square-foot value around $180.36 — a level that points to condition and finish doing more work than any shared amenity package, since current MLS listings don't identify community amenities here. That makes this a market where the individual home carries the value story, not a clubhouse or gated entry.
A median of 23 days on market, drawn from a small window of 4 recent closings, suggests reasonably steady absorption for a data set this size, but it is not a large enough sample to declare a firm trend in either direction. Buyers and sellers should treat current pricing as a starting reference point and confirm it against fresh, active listings before setting an offer or list price.
The 60-Second Overview
Pheasant Run market snapshot (as of September 1, 2026): the median sale price is about $418K ($180 per sq ft over the trailing 12 months of closed sales), and a median 23 days on market for closed sales.
Pheasant Run is a Cumming community in Forsyth County where recent activity reflects a modest, closely-watched slice of the market rather than a high-volume corridor, so current figures should be read as a snapshot, not a long-run average.
Who Pheasant Run is best for.
Best for
- Buying a home where the price is set by the property's own condition and layout rather than a shared amenity system.
- Comfortable evaluating a smaller comparable set and confirming pricing against current active listings before committing.
- Selling a well-maintained or recently updated home and wanting a straightforward, condition-driven pricing conversation.
Probably not for
- Expecting a defined slate of community amenities as part of the purchase.
- Needing a large, deep sales history to validate pricing with high confidence.
- Looking for a fast-turn, high-volume market with dozens of recent comparables to lean on.
The Pheasant Run buying strategy.
If we were buying in Pheasant Run 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 Pheasant Run.
What the numbers are actually saying
With only 4 closings feeding the current snapshot, Pheasant Run's median price of $417,500 and per-square-foot figure of $180.36 are directional rather than definitive. That's a normal condition for a smaller community, and it means the right comparable is the specific home and its condition, not a broad neighborhood average.
No community amenities are identified from current MLS listings, so value here is likely to be driven by lot, layout, and how well a given home has been maintained or updated, rather than shared recreational features. Buyers should expect a wider spread in what similar-sized homes are asking, and sellers should lean on documentation of updates and condition to support pricing.
The location and the amenities are priced into every listing in Pheasant Run. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this data-thin, the read on a single listing matters more than the headline stats. We pull the current comparable set, weigh it against the small closings sample behind Pheasant Run's median, and help you price or offer with a clear view of where the real risk and room sit.
Pheasant Run 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 Pheasant Run 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 Pheasant Run sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Pheasant Run, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Pheasant Run home worth?
Get a no-obligation home value based on real comparable sales in Pheasant Run, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in Pheasant Run?
How long do homes in Pheasant Run take to sell?
Who is the best real estate agent for Pheasant Run?
How do I find a top Cumming real estate agent who knows Pheasant Run?
Can Momentum Realty connect me with an agent for Pheasant Run?
Should you buy in Pheasant Run?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Georgia MLS closed sales, 12-month windows ending September 1, 2026 |
| Historical depth | Closed-sale records back to 2026 (4 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 sells for 1.25% above the Georgia MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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