Shady Shores
Homes for Sale in Cumming, GA
All 460 homes for sale in Cumming, GA · median $624,950 · 357 homes for sale in 30041
True comps, carrying-cost math, and listings before the portals.
Photo via Georgia MLS
As of September 2026, Shady Shores in Cumming, GA has 10 homes for sale and 4 pending, asking from $264,900 to $394,995 (median $374,500). Over the 12 months ending 2026-09-20, 20 recorded sales closed at a median of $307,500, $285 per square foot, a median 20 days on market, sellers accepting 99% of original asking (-5% versus the prior year). Homes listed or recently sold were built 1965–2026 with 1 new construction; 13 listings state no HOA. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $2,630.
| Location | Cumming, Forsyth County, GA · ZIP 30041 |
|---|---|
| Home types (current listings and sales) | single-family 96% |
| Amenities listed by sellers | None, Lake, Near Shopping, Walk To Schools, Carbon Monoxide Detector(s), Park |
| Sale prices, last 12 months | $307,500 median across 20 closed sales · $285 per sq ft · -5.4% vs the prior 12 months |
| Days on market (closed sales) | 20 median |
| For sale right now | 10 active, 4 pending · median asking $374,500 · 6.0 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, “Shady Shores key facts,” movewithmomentum.com/neighborhoods/shady-shores--forsyth, data as of September 20, 2026.
Last 30 days in Shady Shores: 6 new listings (median asking $377,500), 4 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 Shady Shores
Live MLS inventory for Shady Shores. 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 · 61 daysTop listing
Active · 5 days
Active · 14 days
Active · 14 days
Active · 14 days
Active · 63 days
Active · 44 days
Active · 41 days
Active · 30 days
Active · 14 days
Pending · 26 days
Pending · 52 days
Pending · 36 days
Pending · 59 daysActive and pending Shady Shores 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 Shady Shores Forsyth Right Now (14)
All 14 active and pending Shady Shores Forsyth listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2630 Impala Drive · $387,000 · 3 bd / 3.5 ba · listed Sep 9, 2026 · listed by Real Broker, LLC
- 3605 Riviera Drive · $375,000 · 4 bd / 3 ba · listed Sep 8, 2026 · listed by Century 21 Results
- 2665 Pilgrim Mill Road · $264,900 · 2 bd / 1 ba · listed Sep 8, 2026 · listed by Keller Williams North GA Partners
- 2380 Fleetwood Drive · $385,000 · 3 bd / 2.5 ba · listed Aug 27, 2026 · listed by eXp Realty
- 2810 Imperial Drive · $380,000 · 3 bd / 2.5 ba · listed Aug 27, 2026 · listed by Chapman Hall Realtors
- 2560 Fairlane Drive · $279,900 · 2 bd / 1 ba · listed Aug 27, 2026 · listed by Keller Williams North GA Partners
- 3875 Stutz Street · $334,990 · 2 bd / 2 ba · pending · listed Aug 15, 2026 · listed by Century 21 Results
- 4430 Bonneville Drive · $270,000 · 2 bd / 2 ba · pending · listed Aug 13, 2026 · listed by Century 21 Results
- 5385 Renault Street · $333,000 · 3 bd / 2 ba · listed Jul 31, 2026 · listed by Pinnacle Real Estate Services
- 2310 Fleetwood Drive · $344,000 · 3 bd / 2 ba · listed Jul 28, 2026 · listed by HomeSmart
- 2655 Impala Drive · $264,900 · 2 bd / 1 ba · pending · listed Jul 28, 2026 · listed by Keller Williams North GA Partners
- 4945 Comet Street · $285,000 · 2 bd / 2 ba · pending · listed Jul 27, 2026 · listed by Duffy Realty
- 2445 Fleetwood Drive · $394,995 · 3 bd / 2.5 ba · listed Jul 11, 2026 · listed by La Rosa Realty Georgia LLC
- 2590 Valient Drive · $374,000 · 3 bd / 2 ba · listed Jul 9, 2026 · listed by Yates Estates GA, LLC
Shady Shores in Cumming is pricing at a median of $307,500, with a median price per square foot of $284.86. That combination points to a market where condition and size drive value more than any shared amenity package — current MLS listings do not show a defined set of community amenities, so pricing here is coming from the homes themselves, not a clubhouse or gate.
A median 20 days on market, based on a 22-listing closing window, is a brisk pace. Sellers pricing in line with recent closings are not sitting long, which means buyers who wait on a decision after seeing a well-priced listing risk losing it. For sellers, that same speed argues for pricing close to the current median rather than testing the upper edge.
Shady Shores right now
🟡 Balanced market. 6.0 months of supply and 29% 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: Very High (14 active and pending listings, 20 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($308K) is down 5.4% from the prior 12 months ($325K). With about a dozen 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: High (20 and 20 sales in the two windows).
What's unique here: the median sale price is about 50% below the typical Forsyth County sale ($308K vs $610K, trailing 12 months, Georgia MLS records).
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
Shady Shores market snapshot (as of September 20, 2026): the median sale price is about $308K ($285 per sq ft over the trailing 12 months of closed sales), a median 20 days on market for closed sales, and 6.0 months of supply, a balanced market. The trailing-12-month median is down 5% from the prior 12 months, computed from record-level Georgia MLS closed sales (20 closings in the current window).
In ZIP 30041 (Cumming), 521 homes closed in the last 12 months at a median of $621K ($213/sq ft), down 1.9% year over year, with a median 36 days on market. Right now 173 active and 44 pending listings put supply at about 4.7 months — a balanced market. See the live ZIP 30041 housing market.
Georgia MLS sales records identify 59 homes in Shady Shores that have changed hands since 2023, built between 1965 and 2025 (median 1996), with a median living area of about 1,200 sq ft and a typical 3-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.
Shady Shores sits in Cumming within Forsyth County, with pricing and pace built entirely on recent closings rather than any listed community amenity set — this is a market to evaluate home by home.
The setting & the homes.
Aerial and on-site photos of Shady Shores. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Shady ShoresShady ShoresShady ShoresShady ShoresShady ShoresShady ShoresShady ShoresShady ShoresPhotos from Georgia MLS listings in Shady Shores; content deemed reliable but not guaranteed.
Who Shady Shores is best for.
Best for
- Buying in Cumming and prioritizing home condition and layout over a shared amenity set.
- Moving decisively in a market with a median 20-day time to contract.
- Comparing price per square foot closely, since $284.86 is the clearest current benchmark here.
Probably not for
- Requiring a documented community amenity package before making an offer.
- Needing an extended decision window in a market that has recently moved in about 20 days.
- Wanting price-range flexibility beyond what a single median figure can indicate.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Georgia MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($308K) IS the median in the snapshot above, and the move from 2025 ($325K) IS the -5.4% one-year change.
Windows contain 0 to 21 sales each (20 in the current window); every figure carries its sample size, and thin markets swing on single closings. Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed. Deemed reliable but not guaranteed.
29% of homes for sale in Shady Shores 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).
Shady Shores Market Scorecard
Shady Shores is currently a buyer's market. About 6.0 months of supply, a median asking price of $374,500, 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.
Shady Shores 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).
- Chattahoochee · Elementary
- Little Mill · Middle
- East Forsyth · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Shady Shores 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 Shady Shores address.
Shop the zone: Homes zoned for Chattahoochee Elementary School · Homes zoned for Little Mill Middle School · Homes zoned for Otwell Middle School · Homes zoned for East Forsyth High School · Homes zoned for Forsyth Central High School
The Shady Shores buying strategy.
If we were buying in Shady Shores 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 Shady Shores.
What's Actually Setting Price Here
With no community amenities identified from current MLS listings, the $284.86 median price per square foot is a cleaner read on the homes themselves — square footage, layout, and condition — than it would be in a community carrying HOA-funded pools or clubhouses. Buyers comparing Shady Shores to nearby Forsyth County listings should weigh price per square foot alongside condition, since that figure is doing more of the explanatory work here.
The 20-day median days-on-market figure, drawn from a 22-listing closing window, suggests a market moving at a steady clip rather than lingering. That is useful context for negotiating: a listing that has already sat well past 20 days is telling you something different than one still fresh on the market.
The location and the amenities are priced into every listing in Shady Shores. 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 Shady Shores 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 (5.9). Basis: Recent Direction -5.4% year-over-year; Liquidity & Demand 6.0 months of supply; Pricing Power 98.6% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market with a 20-day median time to contract and no distinguishing amenity data to lean on, pricing strategy and timing matter more than usual. Momentum tracks the closing data behind Shady Shores in real time so buyers know what a fair offer looks like and sellers know where the median actually sits before they list.
Shady Shores 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 Shady Shores 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 Shady Shores sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Shady Shores, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Shady Shores home worth?
Get a no-obligation home value based on real comparable sales in Shady Shores, 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 Shady Shores
Homes in Shady Shores 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.
- 3115 Century Drive · off market
Frequently Asked Questions
What is the median home price in Shady Shores?
How long do homes in Shady Shores take to sell?
Is Shady Shores a buyer's or seller's market right now?
Who is the best real estate agent for Shady Shores?
How do I find a top Cumming real estate agent who knows Shady Shores?
Can Momentum Realty connect me with an agent for Shady Shores?
Where is Shady Shores, and what county is it in?
Is Shady Shores a good place to live?
Should you buy in Shady Shores?
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 (61 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 Shady Shores fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Shady Shores with Momentum Realty’s local guides.