The Reserve at Settlers Lake
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 Carlos Naveda, Realty Professionals · via Georgia MLS
As of September 2026, the MLS records 3 closed sales in The Reserve at Settlers Lake in Cumming, GA since 2024, the most recent in July 2026. Across Cumming as a whole, 1,182 homes closed in the last 12 months at a median of $610,000, 38 median days on market, with 428 homes for sale today. At that median and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $5,230.
There is not enough active listing data flowing through the MLS right now to draw a pricing picture for The Reserve at Settlers Lake. That is not unusual for a smaller Forsyth County community between sales cycles, but it does mean any number someone quotes you today should be treated as a placeholder, not a market fact.
For buyers and sellers alike, the honest posture here is patience and direct comparison. Until inventory turns over, the real work is pulling comparable closed sales from nearby Cumming pockets and pressure-testing any asking price against them, rather than trusting a headline figure for the community itself.
Nearby homes for sale
No active listings inside The Reserve at Settlers Lake right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
The Reserve at Settlers Lake is a Cumming, Forsyth County community currently showing no active MLS-listed amenities, which suggests any clubhouse, pool, or shared green space either predates current listing photography or is minimal to begin with.
Georgia MLS sales records identify 6 homes in The Reserve at Settlers Lake that have changed hands since 2023, built between 2020 and 2021 (median 2021), with a median living area of about 3,090 sq ft and a typical 4-bedroom, 3.5-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.
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.
Who The Reserve at Settlers Lake is best for.
Best for
- Doing broader due diligence across Forsyth County and comfortable researching a community with limited current MLS presence
- Watching an area over time and willing to wait for listings to populate before making a decision
- Working with an agent to pull county and HOA records directly rather than relying on standard listing summaries
Probably not for
- Needing confirmed amenity details, such as a pool or clubhouse, before considering a community
- Needing current pricing benchmarks to make a fast offer decision
- Wanting a fully documented community profile without additional research
The market around The Reserve at Settlers Lake
The Reserve at Settlers Lake is too small for its own price trend, so here is the market around it.
In ZIP 30028, 238 homes are on the market and 13% are under contract — a slower corner of Cumming.
Across Forsyth County, 1,067 homes are active and 201 pending (16% under contract).
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.
ZIP and county figures describe the wider market, not The Reserve at Settlers Lake specifically. Momentum Research analysis of MLS records.
The The Reserve at Settlers Lake buying strategy.
If we were buying in The Reserve at Settlers Lake 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 The Reserve at Settlers Lake.
A community waiting on data
Forsyth County has built a reputation on newer, amenity-heavy subdivisions, so a community with nothing listed in the current MLS feed is worth a second look rather than a shrug. It could mean a smaller, older section of homes without an HOA-run amenity package, or it could simply mean the listing data has not caught up to what is on the ground.
Either way, this is a name-only search until listings materialize. Anyone actively watching The Reserve at Settlers Lake should set up a direct alert for new listings and be ready to move on primary source documents, plat maps, and HOA disclosures rather than assumptions carried over from neighboring communities.
The location and the amenities are priced into every listing in The Reserve at Settlers Lake. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community shows this little in the current feed, the value we add is legwork, not guesswork: pulling county records, cross-checking HOA documents, and building a real comparable set from surrounding Cumming inventory so you are pricing off substance instead of a blank MLS page.
The Reserve at Settlers Lake 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 The Reserve at Settlers Lake 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 The Reserve at Settlers Lake sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Reserve at Settlers Lake, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your The Reserve at Settlers Lake home worth?
Get a no-obligation home value based on real comparable sales in The Reserve at Settlers Lake, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Should you buy in The Reserve at Settlers Lake?
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 2024 (3 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 The Reserve at Settlers Lake fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near The Reserve at Settlers Lake with Momentum Realty’s local guides.
Common questions about The Reserve at Settlers Lake
Where is The Reserve at Settlers Lake?
The Reserve at Settlers Lake is a community in Cumming, Forsyth County, Georgia, ZIP 30028.
Are there homes for sale in The Reserve at Settlers Lake right now?
No active listings inside The Reserve at Settlers Lake at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does The Reserve at Settlers Lake have an HOA or CDD?
No HOA is on record for The Reserve at Settlers Lake in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.