Vickery Downs
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 via Georgia MLS
Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $591,950, $173 per square foot, a median 26 days on market. Homes listed or recently sold were built 2007–2010. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $5,070.
| Location | Cumming, Forsyth County, GA · ZIP 30040 |
|---|---|
| Amenities listed by sellers | Pool, Clubhouse, Near Shopping, None, Swim Team, Walk To Schools |
| Sale prices, last 12 months | $591,950 median across 4 closed sales · $173 per sq ft |
| Days on market (closed sales) | 26 median |
| For sale right now | 0 active, 0 pending |
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, “Vickery Downs key facts,” movewithmomentum.com/neighborhoods/vickery-downs, data as of September 20, 2026.
Vickery Downs is pricing around $591,950 with a per-square-foot read of $173.11, and the two figures together point to homes with meaningful square footage rather than a premium-per-foot story. With only four closings in the current window, treat these numbers as a directional read on the community rather than a settled market — a single closing can move the median noticeably at this volume.
Homes are moving in just over 26 days on market, which suggests buyers are not sitting on offers once a listing is priced to the current spread. For sellers, that argues for pricing tight to recent comparable closings rather than testing the market high. For buyers, it means a well-presented listing here is unlikely to linger long enough to negotiate from a position of leverage.
Nearby homes for sale
No active listings inside Vickery DownsHomes for Sale in Cumming, GA 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
Vickery Downs market snapshot (as of September 20, 2026): the median sale price is about $592K ($173 per sq ft over the trailing 12 months of closed sales), and a median 27 days on market for closed sales.
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.
Georgia MLS sales records identify 10 homes in Vickery Downs that have changed hands since 2023, built between 2007 and 2011 (median 2008), with a median living area of about 3,501 sq ft and a typical 5-bedroom, 3-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.
Vickery Downs sits in Cumming, Forsyth County, with pricing and pace that reflect a small, thinly-traded pocket of the local market rather than a high-volume subdivision — worth reading the numbers as a snapshot, not a long-run trend.
The setting & the homes.
Aerial and on-site photos of Vickery Downs. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Vickery DownsPhotos from Georgia MLS listings in Vickery Downs; content deemed reliable but not guaranteed.
Who Vickery Downs is best for.
Best for
- Prioritizing home size and price-per-foot over a built-in amenity package.
- Moving decisively once a listing is found, given the short time-on-market pattern here.
- Comfortable pricing or negotiating from a small, low-volume comparable set rather than a deep sales history.
Probably not for
- Requiring confirmed community amenities such as a pool, clubhouse, or trails as part of the purchase.
- Wanting a large pool of recent comparable sales to lean on before committing to a price.
- Looking for an extended negotiation window — the current pace does not favor a slow decision process.
Vickery Downs 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.
The Vickery Downs buying strategy.
If we were buying in Vickery Downs 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 Vickery Downs.
What the numbers are actually saying
With four closings feeding the current snapshot, Vickery Downs is a low-volume read by definition. The median price of $591,950 and the $173.11 per-square-foot figure are useful as a starting anchor for conversation, but neither should be treated as a firm ceiling or floor — the sample is too thin for that kind of precision.
No community amenities are identified from current MLS listings, so anything beyond the home itself — pool, clubhouse, walking trails, HOA-maintained common space — should be confirmed directly rather than assumed from the community name or area reputation. Buyers weighing this against amenity-rich subdivisions nearby should build that comparison into their decision, not into their price expectations.
The location and the amenities are priced into every listing in Vickery Downs. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A four-closing window rewards careful comparable selection over broad market averages — we pull the underlying listings, not just the headline median, so pricing conversations are grounded in what actually sold and why, rather than a number that could shift with the next closing.
Vickery Downs 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 Vickery Downs 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 Vickery Downs sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Vickery Downs, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Vickery Downs home worth?
Get a no-obligation home value based on real comparable sales in Vickery Downs, 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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Frequently Asked Questions
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Should you buy in Vickery Downs?
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 (10 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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Nearby Communities
Explore more neighborhoods near Vickery Downs with Momentum Realty’s local guides.