Pinnacle Glen
Homes for Sale in Cumming, GA
All 460 homes for sale in Cumming, GA · median $624,950 · 266 homes for sale in 30040
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of The Hecht Company, Keller Williams Realty Atl. Partners · via Georgia MLS
As of September 2026, Pinnacle Glen in Cumming, GA has 1 home for sale. Over the 12 months ending 2026-09-20, 8 recorded sales closed at a median of $402,500, $192 per square foot, a median 20 days on market, sellers accepting 99% of original asking (-8% versus the prior year). Homes listed or recently sold were built 2005–2016. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $3,450.
| Location | Cumming, Forsyth County, GA · ZIP 30040 |
|---|---|
| Home types (current listings and sales) | townhouses 78%, condos 22% |
| Amenities listed by sellers | Pool, Tennis Court(s), Near Shopping, Playground, Carbon Monoxide Detector(s), Fire Sprinkler System |
| Sale prices, last 12 months | $402,500 median across 8 closed sales · $192 per sq ft · -8.3% vs the prior 12 months |
| Days on market (closed sales) | 20 median |
| For sale right now | 1 active, 0 pending · median asking $314,000 · 1.5 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, “Pinnacle Glen key facts,” movewithmomentum.com/neighborhoods/pinnacle-glen, data as of September 20, 2026.
Last 30 days in Pinnacle Glen: 1 closed sale (median $365,000). As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Pinnacle Glen's current pricing sits at a median of $410,000, working out to roughly $192 per square foot. That price-per-square-foot figure is the number to watch here — it tells you more about condition and finish level across the inventory than the headline price does, since a wide range of home sizes can land at the same median.
With a median of 19 days on market and this read built from nine closings, the pool is thin enough that a single well-priced or overpriced listing can shift the picture quickly. For sellers, that argues for pricing tight to recent comps rather than testing the market. For buyers, it means moving with a clear number in hand rather than assuming there is room to negotiate broadly.
Pinnacle Glen right now
🟡 Balanced market. 1.5 months of supply and 0% 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 (1 active and pending listings, 8 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($402K) is down 8.3% from the prior 12 months ($439K). With about 4 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 (8 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
Pinnacle Glen market snapshot (as of September 20, 2026): the median sale price is about $402K ($192 per sq ft over the trailing 12 months of closed sales), a median 21 days on market for closed sales, and 1.5 months of supply, a balanced market. The trailing-12-month median is down 8% from the prior 12 months, computed from record-level Georgia MLS closed sales (8 closings in the current window).
In ZIP 30040 (Cumming), 569 homes closed in the last 12 months at a median of $649K ($213/sq ft), down 2.8% year over year, with a median 35 days on market. Right now 170 active and 42 pending listings put supply at about 5.0 months — a balanced market. See the live ZIP 30040 housing market.
Georgia MLS sales records identify 16 homes in Pinnacle Glen that have changed hands since 2023, built between 2005 and 2016 (median 2007), with a median living area of about 1,908 sq ft and a typical 3-bedroom, 2.5-bath layout; 88% are townhomes. 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.
Pinnacle Glen is a Cumming, Forsyth County community where recent activity has been light enough that each closing carries real weight in setting the going rate — worth factoring in before anchoring hard to any single comp.
The setting & the homes.
Aerial and on-site photos of Pinnacle Glen. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Pinnacle GlenPhotos from Georgia MLS listings in Pinnacle Glen; content deemed reliable but not guaranteed.
Who Pinnacle Glen is best for.
Best for
- Buying with a specific price-per-square-foot target already worked out, ready to move once a matching listing appears.
- Comfortable evaluating a home on its own condition and comps rather than leaning on advertised community amenities.
- Prepared to act within roughly three weeks of a listing going live, given the current pace of sales.
Probably not for
- Needing verified on-site amenities as a deciding factor before writing an offer.
- Wanting a large pool of recent comps to lean on — the current sample is limited to nine closings.
- Expecting a wide, published price range to negotiate within rather than working from a single median figure.
Homes For Sale Right Now in Pinnacle Glen
Live MLS inventory for Pinnacle Glen. 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 Pinnacle Glen 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 Pinnacle Glen Right Now (1)
All 1 active and pending Pinnacle Glen listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2870 Cross Creek Court · $314,000 · 2 bd / 2.5 ba · listed Aug 4, 2026 · listed by Opendoor Brokerage
Pinnacle Glen 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).
- 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 Pinnacle Glen 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 Pinnacle Glen address.
Shop the zone: Homes zoned for New Hope Elementary School · Homes zoned for Shiloh Point Elementary School · Homes zoned for Piney Grove Middle School · Homes zoned for Denmark High School
The Pinnacle Glen buying strategy.
If we were buying in Pinnacle Glen 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 Pinnacle Glen.
What the numbers are actually saying
A median of $410,000 against a $192 per-square-foot figure suggests this is a market where home size and finish level do a lot of the work in determining final price — two homes with the same square footage can land in noticeably different places depending on condition. That spread is normal in a smaller sample, but it means buyers should pull actual comps rather than relying on the median alone.
Current MLS listings for Pinnacle Glen do not identify community amenities. That does not mean none exist — it means the data available for this snapshot does not confirm them, so anyone weighing amenities as part of the decision should verify directly rather than assume.
The location and the amenities are priced into every listing in Pinnacle Glen. 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 Pinnacle Glen 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 (7.2). Basis: Recent Direction -8.3% year-over-year; Liquidity & Demand 1.5 months of supply; Pricing Power 98.9% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market this thin — nine closings feeding the current read — pricing strategy matters more than usual, and a generic comp pull will not cut it. We track Pinnacle Glen's actual recent sales, not just the median, so sellers price to what is really moving and buyers know when a listing is priced ahead of the data rather than in line with it.
Pinnacle Glen 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 Pinnacle Glen 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 Pinnacle Glen sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Pinnacle Glen, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Pinnacle Glen home worth?
Get a no-obligation home value based on real comparable sales in Pinnacle Glen, 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 Pinnacle Glen
Homes in Pinnacle Glen 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.
- 3013 Amberglen Court · off market
18% 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 (2026-09-21).
Frequently Asked Questions
What is the median home price in Pinnacle Glen?
How long do homes in Pinnacle Glen take to sell?
Is Pinnacle Glen a buyer's or seller's market right now?
Who is the best real estate agent for Pinnacle Glen?
How do I find a top Cumming real estate agent who knows Pinnacle Glen?
Can Momentum Realty connect me with an agent for Pinnacle Glen?
Where is Pinnacle Glen, and what county is it in?
Is Pinnacle Glen a good place to live?
Should you buy in Pinnacle Glen?
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 (17 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 Pinnacle Glen fits the bigger picture — live prices, inventory, and Momentum Scores:
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