Reserve at Lakeview
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 Christina Abunassar · via Georgia MLS
As of September 2026, Reserve at Lakeview in Cumming, GA has 2 homes for sale. Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $758,000, $220 per square foot, a median 50 days on market, sellers accepting 94% of original asking (-8% versus the prior year). Homes listed or recently sold were built 2016–2019. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $6,490.
| Location | Cumming, Forsyth County, GA · ZIP 30040 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Pool, Tennis Court(s), Playground, Clubhouse, Carbon Monoxide Detector(s), Lake |
| Sale prices, last 12 months | $758,000 median across 3 closed sales · $220 per sq ft · -8.4% vs the prior 12 months |
| Days on market (closed sales) | 50 median |
| For sale right now | 2 active, 0 pending · median asking $974,450 · 8.0 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, “Reserve at Lakeview key facts,” movewithmomentum.com/neighborhoods/reserve-at-lakeview, data as of September 20, 2026.
Last 30 days in Reserve at Lakeview: 2 new listings (median asking $974,450). As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Reserve at Lakeview is trading at a median of $758,000, with price per square foot around $220 — a figure that points to larger, higher-spec homes rather than entry-level product. With only three closings in the current window, that median should be read as a directional marker, not a settled market price; a single high or low sale can move it noticeably.
At a median 50 days on market, homes here are not moving instantly, but they are not sitting stale either — this reads as a normal negotiation window for a lower-volume luxury-adjacent segment rather than a sign of buyer resistance. Sellers should price to the specific home's condition and finish level rather than anchoring hard to the community median, and buyers should expect some room to negotiate on days-on-market rather than bidding-war pressure.
Reserve at Lakeview right now
🟢 Buyer-leaning market. 8.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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: Low (2 active and pending listings, 3 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($758K) is down 8.4% from the prior 12 months ($828K). 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 (3 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
Reserve at Lakeview market snapshot (as of September 20, 2026): the median sale price is about $758K ($220 per sq ft over the trailing 12 months of closed sales), a median 50 days on market for closed sales, and 8.0 months of supply, a buyer-leaning market. The trailing-12-month median is down 8% from the prior 12 months, computed from record-level Georgia MLS closed sales (3 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 11 homes in Reserve at Lakeview that have changed hands since 2024, built between 2016 and 2020 (median 2019), with a median living area of about 3,948 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.
Reserve at Lakeview sits in Cumming, Forsyth County, and the current MLS data shows a small, higher-end resale pool rather than a high-turnover starter market — pricing and pace here should be read home by home.
The setting & the homes.
Aerial and on-site photos of Reserve at Lakeview. Swipe to explore the community.
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Reserve at LakeviewPhotos from Georgia MLS listings in Reserve at Lakeview; content deemed reliable but not guaranteed.
Who Reserve at Lakeview is best for.
Best for
- Buying a higher-spec home and comfortable evaluating price against a small comp set rather than a deep sales history.
- Looking in Cumming and Forsyth County with flexibility on a roughly 50-day negotiation window rather than needing an instant close.
- Prioritizing the home itself — layout, condition, lot — over a confirmed amenity package.
Probably not for
- Needing a documented amenity package (pool, clubhouse, trails) confirmed before writing an offer.
- Relying on a large closed-sales history to benchmark price with confidence.
- Working with a tight budget below the community's current median price point.
Homes For Sale Right Now in Reserve at Lakeview
Live MLS inventory for Reserve at Lakeview. 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 Reserve at Lakeview 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 Reserve At Lakeview Right Now (2)
All 2 active and pending Reserve At Lakeview listings with a detail page, newest first, refreshed twice a day from the MLS.
- 3825 Lakehurst Way · $949,000 · 5 bd / 5 ba · listed Sep 11, 2026 · listed by eXp Realty
- 3775 Jodeco Circle · $999,900 · 6 bd / 6 ba · listed Aug 27, 2026 · listed by Harry Norman Realtors
Reserve at Lakeview 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).
- Sawnee · Elementary
- Hendricks · Middle
- West Forsyth · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Reserve at Lakeview 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 Reserve at Lakeview address.
Shop the zone: Homes zoned for Sawnee Elementary School · Homes zoned for Hendricks Middle School · Homes zoned for West Forsyth High School
The Reserve at Lakeview buying strategy.
If we were buying in Reserve at Lakeview 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Reserve at Lakeview.
A Small Sample, A Premium Price Point
The math behind this snapshot is thin by design: three closings inform the median price and price-per-square-foot figures, which is enough to establish that this is a higher-price-point community but not enough to draw a firm line on where any specific home should land. Buyers comparing a listing here against the $758,000 median should weigh square footage, lot, and finish level directly against that per-square-foot benchmark of roughly $220 rather than assuming the median applies broadly.
No community amenities are identified in the current MLS listing data for Reserve at Lakeview. That does not necessarily mean none exist — it means the listings themselves are not marketing amenity access as a selling point, so anyone weighing that factor should verify it directly against the specific property and any HOA documentation rather than assuming a standard package.
The location and the amenities are priced into every listing in Reserve at Lakeview. 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 Reserve at Lakeview 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 (4.0). Basis: Recent Direction -8.4% year-over-year; Liquidity & Demand 8.0 months of supply; Pricing Power 94.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market this thinly traded, the median and days-on-market figures only tell part of the story — the details that actually set a fair price live in the individual listing history and condition. Momentum works through those specifics with buyers and sellers directly, rather than pricing off a small-sample average alone.
Reserve at Lakeview 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 Reserve at Lakeview 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 Reserve at Lakeview sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Reserve at Lakeview, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Reserve at Lakeview home worth?
Get a no-obligation home value based on real comparable sales in Reserve at Lakeview, 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 →
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 Reserve at Lakeview?
How long do homes in Reserve at Lakeview take to sell?
Is Reserve at Lakeview a buyer's or seller's market right now?
Who is the best real estate agent for Reserve at Lakeview?
How do I find a top Cumming real estate agent who knows Reserve at Lakeview?
Can Momentum Realty connect me with an agent for Reserve at Lakeview?
Where is Reserve at Lakeview, and what county is it in?
Should you buy in Reserve at Lakeview?
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 2024 (11 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 Reserve at Lakeview fits the bigger picture — live prices, inventory, and Momentum Scores:
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