Pleasant Manor Estates
Homes for Sale in Cumming, GA

Pleasant Manor Estates market snapshot (as of September 20, 2026): the median sale price is about $640K ($175 per sq ft over the trailing 12 months of closed sales), a median 22 days on market for closed sales, and 6.0 months of supply, a balanced market. The trailing-12-month median is down 5% from the prior 12 months, computed from record-level Georgia MLS closed sales (6 closings in the current window).

In ZIP 30028 (Cumming), 348 homes closed in the last 12 months at a median of $585K ($193/sq ft), down 3.8% year over year, with a median 46 days on market. Right now 111 active and 16 pending listings put supply at about 5.8 months — a balanced market. See the live ZIP 30028 housing market.

Georgia MLS sales records identify 13 homes in Pleasant Manor Estates that have changed hands since 2024, built between 2014 and 2017 (median 2015), with a median living area of about 3,689 sq ft and a typical 5-bedroom, 4-bath layout; 100% are single-family homes. 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.

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.

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.

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.

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.

Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.