Pleasant Manor Estates
Homes for Sale in Cumming, GA
True comps, carrying-cost math, and listings before the portals.
Photo via Georgia MLS
Pleasant Manor Estates is pricing around a $640,000 median, with per-square-foot figures near $174.50 suggesting the value here is tied more to lot size and finished square footage than to any amenity package — current MLS records show no community amenities listed for this pocket of Cumming. That combination points to a market where buyers are paying for the house and the Forsyth County address itself, not a clubhouse or pool line item.
A median of 22 days on market, based on a six-closing window, signals homes here are moving at a workable pace without appearing rushed or stale. For sellers, that supports pricing with confidence rather than testing the ceiling. For buyers, it means well-priced, well-condition listings are not likely to linger long enough for a leisurely decision.
The 60-Second Overview
Pleasant Manor Estates market snapshot (as of September 1, 2026): the median sale price is about $640K ($175 per sq ft over the trailing 12 months of closed sales), and a median 22 days on market for closed sales.
Pleasant Manor Estates sits in Forsyth County near Cumming, where recent closings point to a median price just above $640K and a per-square-foot figure near $174.50 — a market defined by the homes themselves rather than by shared community features, since none are currently reflected in MLS data.
The setting & the homes.
Aerial and on-site photos of Pleasant Manor Estates. Swipe to explore the community.
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Pleasant Manor EstatesPhotos from Georgia MLS listings in Pleasant Manor Estates; content deemed reliable but not guaranteed.
Who Pleasant Manor Estates is best for.
Best for
- Prioritizing the home's square footage and lot over a shared amenity package.
- Comfortable evaluating a smaller set of recent comparable sales rather than a high-volume trend line.
- Working on a purchase timeline that allows for standard diligence within a market moving at a moderate, roughly three-week pace.
Probably not for
- Requiring an on-site clubhouse, pool, or organized amenity program as part of the purchase.
- Needing a large pool of recent comparable sales to validate price before writing an offer.
- Expecting a tightly banded price range — condition and lot variation can move value meaningfully around the $640K median.
Homes For Sale Right Now in Pleasant Manor Estates
Live MLS inventory for Pleasant Manor Estates. 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 Pleasant Manor Estates listings as of 2026-09-02, 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.
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).
- Pooles Mill · Elementary
- Liberty · Middle
- North Forsyth · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Pleasant Manor Estates 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 Pleasant Manor Estates address.
The Pleasant Manor Estates buying strategy.
If we were buying in Pleasant Manor Estates 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 Pleasant Manor Estates.
What the numbers are really saying
With only six closings in the current window, this is a smaller data set than a high-turnover subdivision, so the $640,000 median and $174.50 per-square-foot figure should be read as a directional signal rather than a precise ceiling or floor. Buyers should expect price to vary meaningfully with condition, lot, and finish level rather than assume a tight, uniform band.
A median 22 days on market is a moderate pace — not a sign of a stalled market, but not the kind of overheated, multiple-offer velocity that forces snap decisions either. It suggests a market where a prepared buyer can still do diligence, and where a seller pricing near recent comparable closings should see reasonable, timely interest.
The location and the amenities are priced into every listing in Pleasant Manor Estates. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only a handful of closings to anchor value in Pleasant Manor Estates, pricing a listing or structuring an offer takes more than pulling a median off a report — it requires knowing which recent sales are genuinely comparable and which are outliers. We pull the underlying closings, not just the summary numbers, before advising on price.
Pleasant Manor Estates 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 Pleasant Manor Estates 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 Pleasant Manor Estates sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Pleasant Manor Estates, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Pleasant Manor Estates home worth?
Get a no-obligation home value based on real comparable sales in Pleasant Manor Estates, 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 homes for sale in Pleasant Manor Estates on the map →
Frequently Asked Questions
What is the median home price in Pleasant Manor Estates?
How long do homes in Pleasant Manor Estates take to sell?
Who is the best real estate agent for Pleasant Manor Estates?
How do I find a top Cumming real estate agent who knows Pleasant Manor Estates?
Can Momentum Realty connect me with an agent for Pleasant Manor Estates?
Should you buy in Pleasant Manor Estates?
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 2025 (6 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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