Settendown Reserve
Homes for Sale in Cumming, GA
True comps, carrying-cost math, and listings before the portals.
Photo via Georgia MLS
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.
The 60-Second Overview
Settendown Reserve market snapshot (as of September 1, 2026): the median sale price is about $425K ($228 per sq ft over the trailing 12 months of closed sales), and a median 21 days on market for closed sales.
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.
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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 2026-09-02, 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.
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.
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.
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 homes for sale in Settendown Reserve on the map →
Frequently Asked Questions
What is the median home price in Settendown Reserve?
How long do homes in Settendown Reserve take to sell?
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?
Should you buy in Settendown Reserve?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Georgia MLS closed sales, 12-month windows ending September 1, 2026 |
| Historical depth | Closed-sale records back to 2025 (9 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.
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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 sells for 1.25% above the Georgia MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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