Sydney Oaks
Homes for Sale in Cumming, GA
All 460 homes for sale in Cumming, GA · median $624,950 · 266 homes for sale in 30040
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of VPR Communities, Virtual Properties Realty.com · via Georgia MLS
As of September 2026, Sydney Oaks in Cumming, GA has 4 homes for sale, asking from $435,000 to $464,900 (median $454,950). Homes listed or recently sold were built 2026–2026 with 6 new construction.
| Location | Cumming, Forsyth County, GA · ZIP 30040 |
|---|---|
| Home types (current listings and sales) | townhouses 100% |
| Amenities listed by sellers | Carbon Monoxide Detector(s), Park, Playground, Near Shopping |
| For sale right now | 4 active, 0 pending · median asking $454,950 · 24.0 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, “Sydney Oaks key facts,” movewithmomentum.com/neighborhoods/sydney-oaks, data as of September 20, 2026.
Last 30 days in Sydney Oaks: 4 new listings (median asking $454,950). 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 Sydney Oaks
Live MLS inventory for Sydney Oaks. 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 · 4 daysTop listing
Active · 4 days
Active · 4 days
Active · 18 daysActive and pending Sydney Oaks 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 Sydney Oaks Right Now (4)
All 4 active and pending Sydney Oaks listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1345 Shree Drive #45 · $464,900 · 4 bd / 3.5 ba · listed Sep 10, 2026 · listed by Virtual Properties Realty.com
- 1315 Shree Drive #42 · $464,900 · 4 bd / 3.5 ba · listed Sep 10, 2026 · listed by Virtual Properties Realty.com
- 1345 Shree Drive #39 · $445,000 · 3 bd / 3.5 ba · listed Sep 10, 2026 · listed by Virtual Properties Realty.com
- 1161 Dahlonega Highway #11 · $435,000 · 3 bd / 3.5 ba · listed Aug 23, 2026 · listed by Virtual Properties Realty.com
Sydney Oaks sits in Cumming, Forsyth County, an area where new-construction activity and resale turnover both shape pricing more than any single subdivision feature. Without a confirmed amenity package showing up in current MLS listings, value here is likely driven by lot size, home condition, and proximity to the broader Cumming corridor rather than a clubhouse or pool line item.
For a buyer, that means doing the legwork on what a specific listing actually includes rather than assuming a standard package of shared amenities. For a seller, it means the listing description and condition of the home itself carry more of the pricing conversation, since there is no documented community amenity to lean on as a differentiator.
Sydney Oaks right now
🟢 Buyer-leaning market. 24.0 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: Low (4 active and pending listings, 0 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
Sydney Oaks is a residential community in Cumming, within Forsyth County, Georgia. Current MLS data does not show a confirmed set of shared community amenities, so buyers should verify any pool, clubhouse, or HOA-maintained feature directly against the listing rather than assuming it.
Georgia MLS sales records identify 6 homes in Sydney Oaks that have changed hands since 2026, built between 2026 and 2026 (median 2026), with a median living area of about 2,026 sq ft and a typical 3-bedroom, 3.5-bath layout; 100% are townhomes. 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 Sydney Oaks. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Sydney Oaks
Sydney OaksPhotos from Georgia MLS listings in Sydney Oaks; content deemed reliable but not guaranteed.
Who Sydney Oaks is best for.
Best for
- Prioritizing a Cumming, Forsyth County location over a specific amenity checklist.
- Willing to verify HOA details and any shared features directly with the listing agent before making an offer.
- Evaluating the home primarily on its own condition, lot, and layout rather than community extras.
Probably not for
- Requiring a confirmed pool, clubhouse, or other documented shared amenity before considering a purchase.
- Wanting a community with an established, well-documented HOA amenity history to compare against.
- Needing amenity-driven resale comparables that this snapshot does not currently support.
The market around Sydney Oaks
Sydney Oaks is too small for its own price trend, so here is the market around it.
In ZIP 30040, 325 homes are on the market and 18% are under contract — a steady corner of Cumming.
Across Forsyth County, 1,067 homes are active and 201 pending (16% under contract).
In ZIP 30040 (Cumming), 569 homes closed in the last 12 months at a median of $649K ($213/sq ft), down 2.8% year over year, with a median 35 days on market. Right now 170 active and 42 pending listings put supply at about 5.0 months — a balanced market. See the live ZIP 30040 housing market.
ZIP and county figures describe the wider market, not Sydney Oaks specifically. Momentum Research analysis of MLS records.
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).
- Cumming · Elementary
- Otwell · Middle
- Forsyth Central · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Sydney Oaks 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 Sydney Oaks address.
Shop the zone: Homes zoned for Cumming Elementary School · Homes zoned for Otwell Middle School · Homes zoned for Forsyth Central High School
The Sydney Oaks buying strategy.
If we were buying in Sydney Oaks 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 Sydney Oaks.
What we can — and can't — confirm
Forsyth County has been one of the more active new-construction and resale markets in the north Georgia metro corridor, and Cumming sits at the center of that activity. Sydney Oaks falls within that footprint, but the current MLS feed does not surface a documented amenity package for the community as of this snapshot.
That absence is worth noting rather than ignoring. It does not mean the community lacks any shared feature — it means the data available right now does not confirm one. Anyone evaluating a home here should ask directly about HOA structure, any shared green space, and whether dues cover maintenance of common areas, since none of that is something we can state from current listings alone.
The location and the amenities are priced into every listing in Sydney Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community's amenity picture is not clearly documented in MLS data, the value of a broker who will verify HOA details, pull comparable sales, and confirm what a listing actually includes goes up. We do not fill gaps with assumptions — we tell you what is confirmed and what still needs a phone call before you write an offer.
Sydney Oaks 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 Sydney Oaks 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 Sydney Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sydney Oaks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sydney Oaks home worth?
Get a no-obligation home value based on real comparable sales in Sydney Oaks, 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 Sydney Oaks
Homes in Sydney Oaks 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.
- 1335 Sydney Oaks Drive #6 · off market
18% of homes for sale in ZIP 30040 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).
Frequently Asked Questions
Is Sydney Oaks a buyer's or seller's market right now?
Who is the best real estate agent for Sydney Oaks?
How do I find a top Cumming real estate agent who knows Sydney Oaks?
Can Momentum Realty connect me with an agent for Sydney Oaks?
Where is Sydney Oaks, and what county is it in?
Should you buy in Sydney Oaks?
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) |
| Under-contract shares | Georgia MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2026 (2 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 Sydney Oaks fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Sydney Oaks with Momentum Realty’s local guides.