Settingdown Farms
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 Beverly Davison, Weekley Homes Realty · via Georgia MLS
As of September 2026, Settingdown Farms in Cumming, GA has 9 homes for sale and 1 pending, asking from $689,684 to $745,648 (median $699,100). Over the 12 months ending 2026-09-20, 11 recorded sales closed at a median of $670,491, $212 per square foot, a median 56 days on market, sellers accepting 91% of original asking (-5% versus the prior year). Homes listed or recently sold were built 2024–2026 with 20 new construction. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $5,740.
| Location | Cumming, Forsyth County, GA · ZIP 30028 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Carbon Monoxide Detector(s), Clubhouse, Near Shopping, Pool, Walk To Schools, Playground |
| Sale prices, last 12 months | $670,491 median across 11 closed sales · $212 per sq ft · -5.1% vs the prior 12 months |
| Days on market (closed sales) | 56 median |
| For sale right now | 9 active, 1 pending · median asking $699,100 · 9.8 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, “Settingdown Farms key facts,” movewithmomentum.com/neighborhoods/settingdown-farms, data as of September 20, 2026.
Last 30 days in Settingdown Farms: 6 new listings (median asking $705,266), 1 under contract right now. 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 Settingdown Farms
Live MLS inventory for Settingdown Farms. 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 · 30 daysTop listing
Active · 64 days
Active · 14 days
Active · 14 days
Active · 14 days
Active · 48 days
Active · 52 days
Active · 0 days
Active · 14 days
Pending · 1 daysActive and pending Settingdown Farms 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 Settingdown Farms Right Now (10)
All 10 active and pending Settingdown Farms listings with a detail page, newest first, refreshed twice a day from the MLS.
- 4820 Briscoe Drive · $692,503 · 5 bd / 4.5 ba · listed Sep 11, 2026 · listed by Weekley Homes Realty
- 4525 Beechnut Circle · $627,269 · 5 bd / 5.5 ba · pending · listed Sep 10, 2026 · listed by Weekley Homes Realty
- 4545 Beechnut Circle · $736,105 · 4 bd / 4 ba · listed Sep 2, 2026 · listed by Weekley Homes Realty
- 4795 Briscoe Drive · $699,100 · 4 bd / 4.5 ba · listed Aug 28, 2026 · listed by Weekley Homes Realty
- 4825 Beechnut Circle · $711,432 · 5 bd / 5 ba · listed Aug 27, 2026 · listed by Weekley Homes Realty
- 4585 Beechnut Circle · $689,684 · 5 bd / 4 ba · listed Aug 27, 2026 · listed by Weekley Homes Realty
- 4920 Beechnut Circle · $745,648 · 5 bd / 4.5 ba · listed Aug 11, 2026 · listed by Weekley Homes Realty
- 4515 Beechnut Circle · $694,746 · 4 bd / 4.5 ba · listed Jul 24, 2026 · listed by Weekley Homes Realty
- 4555 Beechnut Circle · $693,401 · 5 bd / 4.5 ba · listed Jul 20, 2026 · listed by Weekley Homes Realty
- 4665 Beechnut Circle · $743,368 · 5 bd / 4.5 ba · listed Jul 8, 2026 · listed by Weekley Homes Realty
In Settingdown Farms, price is being set by the individual home and lot rather than by any shared amenity package — current MLS records show no identified community amenities driving a premium, so buyers are paying for square footage, condition, and site rather than a clubhouse or pool line item. At a median price of $670,491 and a median price per square foot of $212.26, this reads as a market where the finish level and lot specifics of each listing matter more than the subdivision name on the sign.
With only 11 closings in the tracked window and a median of 58 days on market, this is a thinner, slower-moving segment than a high-volume subdivision. That combination means pricing here should lean on recent, comparable closings rather than assumption, and sellers should expect a sale cycle measured in months, not days, while buyers have some room to negotiate on condition or terms rather than racing a bidding clock.
Settingdown Farms right now
🟢 Buyer-leaning market. 9.8 months of supply and 10% 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: High (10 active and pending listings, 11 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($670K) is down 5.1% from the prior 12 months ($707K). With about 8 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 (11 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
Settingdown Farms market snapshot (as of September 20, 2026): the median sale price is about $670K ($212 per sq ft over the trailing 12 months of closed sales), a median 56 days on market for closed sales, and 9.8 months of supply, a buyer-leaning market. The trailing-12-month median is down 5% from the prior 12 months, computed from record-level Georgia MLS closed sales (11 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 15 homes in Settingdown Farms that have changed hands since 2025, built between 2024 and 2026 (median 2025), with a median living area of about 3,100 sq ft and a typical 4-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.
Settingdown Farms sits in Cumming within Forsyth County, an area where lot size and home condition tend to carry more weight in pricing than shared community features. With no amenities currently identified from active MLS data, the value proposition here is built around the individual property rather than a common package of perks.
The setting & the homes.
Aerial and on-site photos of Settingdown Farms. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Settingdown FarmsSettingdown FarmsSettingdown FarmsSettingdown FarmsSettingdown FarmsSettingdown FarmsSettingdown FarmsSettingdown FarmsPhotos from Georgia MLS listings in Settingdown Farms; content deemed reliable but not guaranteed.
Who Settingdown Farms is best for.
Best for
- Buying based on the specific home's condition and lot rather than a community amenity list.
- Comfortable with a sale process that may take close to two months rather than expecting a fast turnaround.
- Wanting a Forsyth County location without paying for shared recreational infrastructure.
Probably not for
- Needing a documented clubhouse, pool, or organized amenity program as part of the purchase decision.
- Requiring a high volume of recent comparable sales to feel confident in a pricing strategy.
- Looking for a fast, high-turnover market with many active listings to choose from at once.
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).
- Silver City · Elementary
- North Forsyth · Middle
- North Forsyth · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Settingdown Farms 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 Settingdown Farms address.
Shop the zone: Homes zoned for Silver City Elementary School · Homes zoned for North Forsyth Middle School · Homes zoned for North Forsyth High School
The Settingdown Farms buying strategy.
If we were buying in Settingdown Farms 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 Settingdown Farms.
What's Actually Driving Value in Settingdown Farms
The math in Settingdown Farms is straightforward: a median price of $670,491 against a median $212.26 per square foot suggests a mix of home sizes and finish levels rather than a tightly standardized product line. Without a documented amenity set — no listed pool, clubhouse, or shared recreation noted in current listings — the price story here is about the house and the lot, not the neighborhood infrastructure around it.
A median of 58 days on market, paired with just 11 closings in the tracked window, points to a community that moves in a measured way rather than a fast-turn market. That pace gives buyers time to do real diligence on a specific property, and it means sellers should price to the comparable data rather than to momentum, since there isn't a high volume of recent sales to lean on for quick validation.
The location and the amenities are priced into every listing in Settingdown Farms. 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 Settingdown Farms 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 (2.9). Basis: Recent Direction -5.1% year-over-year; Liquidity & Demand 9.8 months of supply; Pricing Power 90.9% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With only 11 closings in the recent window, comparable sales in Settingdown Farms are limited enough that pricing a home well requires pulling the right data rather than guessing from a handful of nearby listings. We track closings, days-on-market patterns, and price-per-square-foot trends specific to this pocket of Forsyth County so a purchase offer or a listing price is grounded in what has actually sold, not in a general Cumming-area assumption.
Settingdown Farms 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 Settingdown Farms 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 Settingdown Farms sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Settingdown Farms, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Settingdown Farms home worth?
Get a no-obligation home value based on real comparable sales in Settingdown Farms, 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 →
10% of homes for sale in Settingdown Farms 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).
Settingdown Farms Market Scorecard
Settingdown Farms is currently a strong buyer's market. About 9.8 months of supply, a median asking price of $699,100, and homes go under contract in about 22 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 Settingdown Farms?
How long do homes in Settingdown Farms take to sell?
Is Settingdown Farms a buyer's or seller's market right now?
Who is the best real estate agent for Settingdown Farms?
How do I find a top Cumming real estate agent who knows Settingdown Farms?
Can Momentum Realty connect me with an agent for Settingdown Farms?
Where is Settingdown Farms, and what county is it in?
Is Settingdown Farms a good place to live?
Should you buy in Settingdown Farms?
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 2025 (15 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 Settingdown Farms fits the bigger picture — live prices, inventory, and Momentum Scores: