Settendown Reserve
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 Danielle M Walls · via Georgia MLS
As of September 2026, Settendown Reserve in Cumming, GA has 2 homes for sale. Over the 12 months ending 2026-09-20, 9 recorded sales closed at a median of $425,000, $228 per square foot, a median 21 days on market, sellers accepting 99% of original asking (-6% versus the prior year). Homes listed or recently sold were built 2017–2019. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $3,640.
| Location | Cumming, Forsyth County, GA · ZIP 30028 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Pool, Playground, Carbon Monoxide Detector(s), None, Park, Clubhouse |
| Sale prices, last 12 months | $425,000 median across 9 closed sales · $228 per sq ft · -5.6% vs the prior 12 months |
| Days on market (closed sales) | 21 median |
| For sale right now | 2 active, 0 pending · median asking $475,000 · 2.7 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, “Settendown Reserve key facts,” movewithmomentum.com/neighborhoods/settendown-reserve, data as of September 20, 2026.
Settendown Reserve is pricing around a $425,000 median with price per square foot near $227.71, which puts the math on the home itself — size, finish, lot — rather than on a branded amenity package. Listing sheets pulled from the MLS do not show a formal amenity roster here, so buyers are paying for the structure and the Forsyth County address, not a clubhouse or pool line item.
A median of 21 days on market is a moderate pace: not a bidding-war sprint, but not a stale shelf either. With nine closings in the tracked window, this is a smaller data set, so a single well-priced or overpriced listing can swing the median more than it would in a larger, high-volume community. Sellers should price against recent comparable closings rather than assuming the last sale sets the market, and buyers have some room to negotiate on days-on-market and condition rather than competing purely on speed.
Settendown Reserve right now
🟡 Balanced market. 2.7 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.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 (2 active and pending listings, 9 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($425K) is down 5.6% from the prior 12 months ($450K). With about 6 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: Medium (9 and 10 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
Settendown Reserve market snapshot (as of September 20, 2026): the median sale price is about $425K ($228 per sq ft over the trailing 12 months of closed sales), a median 21 days on market for closed sales, and 2.7 months of supply, a balanced market. The trailing-12-month median is down 6% from the prior 12 months, computed from record-level Georgia MLS closed sales (9 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 25 homes in Settendown Reserve that have changed hands since 2024, built between 2017 and 2019 (median 2019), with a median living area of about 2,132 sq ft and a typical 4-bedroom, 2-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.
Settendown Reserve sits in Cumming, within Forsyth County, with pricing built on the home and lot rather than shared community features — current MLS records show no identified amenity package tied to the neighborhood.
The setting & the homes.
Aerial and on-site photos of Settendown Reserve. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Settendown ReservePhotos from Georgia MLS listings in Settendown Reserve; content deemed reliable but not guaranteed.
Who Settendown Reserve is best for.
Best for
- Buying based on the home's finish and lot rather than a community amenity list.
- Comfortable evaluating a smaller sales sample and verifying comparables before setting a price expectation.
- Looking for a Forsyth County location without requiring a formal recreational amenity package.
Probably not for
- Needing a confirmed pool, clubhouse, or other shared amenity as part of the purchase decision.
- Wanting a large, high-volume comparable set to benchmark pricing with tight confidence.
- Expecting to move at a fast, multiple-offer pace based on the current 21-day median.
Homes For Sale Right Now in Settendown Reserve
Live MLS inventory for Settendown Reserve. 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 Settendown Reserve 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 Settendown Reserve Right Now (2)
All 2 active and pending Settendown Reserve listings with a detail page, newest first, refreshed twice a day from the MLS.
- 5120 Minnow Lane · $500,000 · 4 bd / 2.5 ba · listed Aug 21, 2026 · listed by Keller Williams Realty North Atlanta
- 4770 Alford Commons · $450,000 · 5 bd / 3 ba · listed Jul 29, 2026 · listed by Virtual Properties Realty.com
Settendown Reserve 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).
- Coal Mountain · Elementary
- North Forsyth · Middle
- North Forsyth · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Settendown Reserve 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 Settendown Reserve address.
Shop the zone: Homes zoned for North Forsyth Middle School · Homes zoned for North Forsyth High School
The Settendown Reserve buying strategy.
If we were buying in Settendown Reserve 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 Settendown Reserve.
What the numbers actually say
At a $425,000 median and roughly $227.71 per square foot, Settendown Reserve reads as a mid-tier Forsyth County price point where the spread between homes is likely driven by square footage, lot, and condition rather than tiered amenity access. Because no community amenities are listed in the current MLS data, buyers evaluating this neighborhood should treat it as a housing-stock decision first — what the individual home offers — and confirm any shared features directly rather than assuming a standard suburban package.
The 21-day median days-on-market suggests homes here are moving at a workable but unhurried clip, giving buyers time to inspect and negotiate rather than forcing an offer within the first showing weekend. With only nine closings in this window, treat the median as directional rather than a precise ceiling or floor — a single move-in-ready listing or a single fixer sale can shift the number meaningfully in either direction.
The location and the amenities are priced into every listing in Settendown Reserve. 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 Settendown Reserve 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 (7.2). Basis: Recent Direction -5.6% year-over-year; Liquidity & Demand 2.7 months of supply; Pricing Power 99.3% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a smaller-volume community like Settendown Reserve, the published median can be misleading without context on what actually closed and why. We pull the underlying comparables, not just the headline number, so pricing conversations — on either side of the transaction — are based on the real spread of recent sales rather than a single data point.
Settendown Reserve 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 Settendown Reserve 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 Settendown Reserve sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Settendown Reserve, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Settendown Reserve home worth?
Get a no-obligation home value based on real comparable sales in Settendown Reserve, 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 →
Recently off market in Settendown Reserve
Homes in Settendown Reserve that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 4850 Darby Drive · off market
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 (2026-09-22).
Settendown Reserve Market Scorecard
Settendown Reserve is currently a seller's market. About 2.7 months of supply, a median asking price of $475,000, and homes go under contract in about 60 days.
Go deeper: true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
What is the median home price in Settendown Reserve?
How long do homes in Settendown Reserve take to sell?
Is Settendown Reserve a buyer's or seller's market right now?
Who is the best real estate agent for Settendown Reserve?
How do I find a top Cumming real estate agent who knows Settendown Reserve?
Can Momentum Realty connect me with an agent for Settendown Reserve?
Where is Settendown Reserve, and what county is it in?
Is Settendown Reserve a good place to live?
Should you buy in Settendown Reserve?
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 2023 (26 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 Settendown Reserve fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Settendown Reserve with Momentum Realty’s local guides.