River Manor
Homes for Sale in Cumming, GA
All 460 homes for sale in Cumming, GA · median $624,950 · 207 homes for sale in 30028
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Kathy Honea, Millard Bowen Realty Group · via Georgia MLS
As of September 2026, River Manor in Cumming, GA has 6 homes for sale, asking from $535,000 to $729,900 (median $674,900). Homes listed or recently sold were built 2019–2026 with 6 new construction.
| Location | Cumming, Forsyth County, GA · ZIP 30028 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Carbon Monoxide Detector(s), Near Shopping, Walk To Schools, None |
| For sale right now | 6 active, 0 pending · median asking $674,900 · 36.0 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, “River Manor key facts,” movewithmomentum.com/neighborhoods/river-manor--forsyth, data as of September 20, 2026.
Last 30 days in River Manor: 2 new listings (median asking $644,900). As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Homes For Sale Right Now in River Manor
Live MLS inventory for River Manor. 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 · 66 daysTop listing
Active · 45 days
Active · 66 days
Active · 24 days
Active · 24 days
Active · 32 daysActive and pending River Manor listings as of 2026-09-20, 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 River Manor Forsyth Right Now (6)
All 6 active and pending River Manor Forsyth listings with a detail page, newest first, refreshed twice a day from the MLS.
- 8130 Calloway Club Drive · $535,000 · 4 bd / 2.5 ba · listed Aug 27, 2026 · listed by Atlanta Communities
- 8270 Crooked Creek Drive · $619,900 · 4 bd / 3.5 ba · listed Aug 17, 2026 · listed by Millard Bowen Realty Group
- 8275 Crooked Creek Drive · $669,900 · 3 bd / 3.5 ba · listed Aug 17, 2026 · listed by Millard Bowen Realty Group
- 8260 Crooked Creek Drive · $689,900 · 5 bd / 4 ba · listed Jul 27, 2026 · listed by Millard Bowen Realty Group
- 8250 Crooked Creek Drive · $679,900 · 5 bd / 3 ba · listed Jul 6, 2026 · listed by Millard Bowen Realty Group
- 8255 Crooked Creek Drive · $729,900 · 4 bd / 3.5 ba · listed Jul 6, 2026 · listed by Millard Bowen Realty Group
River Manor sits in Cumming, inside Forsyth County, and right now the MLS feed shows nothing in the way of listed community amenities. That is not unusual for a smaller or lower-turnover community — it often just means there is not enough current listing activity for that detail to surface, rather than a statement about the community itself.
With no active pricing or inventory data to point to as of this snapshot, the honest read is that this is a community to watch rather than one to draw conclusions about yet. A buyer or seller here should treat the current data gap as a reason to talk to someone who tracks the local feed directly, not as a reason to assume there is nothing happening.
River Manor right now
🟢 Buyer-leaning market. 36.0 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: Medium (6 active and pending listings, 2 closed sales in 12 months).
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
River Manor is a residential community in Cumming, Forsyth County, Georgia; current MLS data does not yet show listing activity detailed enough to characterize pricing or amenities.
Georgia MLS sales records identify 17 homes in River Manor that have changed hands since 2023, built between 2021 and 2026 (median 2023), with a median living area of about 2,735 sq ft and a typical 4-bedroom, 3-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.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of River Manor. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
River ManorRiver ManorRiver ManorRiver ManorRiver ManorRiver ManorRiver Manor
River ManorPhotos from Georgia MLS listings in River Manor; content deemed reliable but not guaranteed.
Who River Manor is best for.
Best for
- Willing to do direct due diligence in a community where MLS data is currently limited
- Looking specifically in Cumming or Forsyth County and open to a lower-visibility community
- Comfortable working with an agent to source information not yet reflected in aggregate stats
Probably not for
- Needing published pricing or amenity data to compare communities quickly
- Wanting an established sales history to gauge market timing
- Prioritizing communities with documented, listed amenities over ones with none yet identified
The market around River Manor
River Manor 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).
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.
ZIP and county figures describe the wider market, not River Manor specifically. Momentum Research analysis of MLS records.
River Manor 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).
- 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 River Manor 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 River Manor address.
Shop the zone: Homes zoned for Pooles Mill Elementary School · Homes zoned for Liberty Middle School · Homes zoned for North Forsyth High School
The River Manor buying strategy.
If we were buying in River Manor 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 River Manor.
What the data gap actually tells you
When a community shows no identified amenities and no pricing detail in the feed, it usually means one of two things: very few homes have changed hands recently, or the listings that exist have not been tagged with that information. Either way, it points to a community where the public data trail is thin, which is common in smaller subdivisions or those with infrequent turnover.
For Cumming and Forsyth County broadly, that kind of gap is worth noting rather than worrying about. It simply means anyone evaluating River Manor right now needs a closer, more direct look at whatever listings do exist — condition, lot, layout — rather than relying on aggregate stats that have not yet built up in the system.
The location and the amenities are priced into every listing in River Manor. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community where the MLS snapshot is this thin, the value is in someone who can go beyond the feed — checking recent activity directly, understanding how River Manor compares to nearby Forsyth County communities, and giving a straight answer about what is and is not knowable right now.
River Manor 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 River Manor 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 River Manor sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in River Manor, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your River Manor home worth?
Get a no-obligation home value based on real comparable sales in River Manor, 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 →
13% of homes for sale in ZIP 30028 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
Is River Manor a buyer's or seller's market right now?
Who is the best real estate agent for River Manor?
How do I find a top Cumming real estate agent who knows River Manor?
Can Momentum Realty connect me with an agent for River Manor?
Where is River Manor, and what county is it in?
Should you buy in River Manor?
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 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 →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how River Manor fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near River Manor with Momentum Realty’s local guides.