Pooles Mill Shoals
Homes for Sale in Cumming, GA
All 633 homes for sale in Cumming, GA · median $609,900 · 195 homes for sale in 30028
True comps, carrying-cost math, and listings before the portals.
Photo via Georgia MLS
As of November 2026, the MLS records 1 closed sale in Pooles Mill Shoals in Cumming, GA, the most recent in November 2024. Across Cumming as a whole, 2,079 homes closed in the last 12 months at a median of $590,000, 38 median days on market, with 872 homes for sale today. At that median and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $5,050.
The market around Pooles Mill Shoals
Pooles Mill Shoals is too small for its own price trend, so here is the market around it.
In ZIP 30028, 238 homes are on the market and 13% are under contract — a slower corner of Cumming.
Across Forsyth County, 1,067 homes are active and 201 pending (16% under contract).
ZIP and county figures describe the wider market, not Pooles Mill Shoals specifically. Momentum Research analysis of MLS records.
The Pooles Mill Shoals buying strategy.
If we were buying in Pooles Mill Shoals 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 Pooles Mill Shoals.
The location and the amenities are priced into every listing in Pooles Mill Shoals. The deal is won or lost on condition, the comps, and the renovation math.
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 Pooles Mill Shoals 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 Pooles Mill Shoals sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Pooles Mill Shoals, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Pooles Mill Shoals home worth?
Get a no-obligation home value based on real comparable sales in Pooles Mill Shoals, 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 →
Data sources & freshness
| Live listings | Georgia MLS, refreshed twice daily (last: November 6, 2026) |
| Under-contract shares | Georgia MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2024 (1 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.
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See how Pooles Mill Shoals fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Pooles Mill Shoals
Where is Pooles Mill Shoals?
Pooles Mill Shoals is a community in Cumming, Forsyth County, Georgia, ZIP 30028.
Are there homes for sale in Pooles Mill Shoals right now?
Yes — 0 active and 1 pending listings as of the last feed refresh (twice daily). They are listed on this page.
Does Pooles Mill Shoals have an HOA or CDD?
No HOA is on record for Pooles Mill Shoals in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
