Villages at Castleberry
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 Raju Tadigiri, HomeSmart · via Georgia MLS
As of September 2026, Villages at Castleberry in Cumming, GA has 7 homes for sale, asking from $400,000 to $650,000 (median $415,000). Over the 12 months ending 2026-09-20, 5 recorded sales closed at a median of $418,000, $198 per square foot, a median 42 days on market, sellers accepting 98% of original asking (-0% versus the prior year). Homes listed or recently sold were built 2005–2017. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $3,580.
Part of the Castleberry master-planned community in Cumming, GA — see all Castleberry homes for sale (9 listings across 4 villages and sections in the MLS).
| Location | Cumming, Forsyth County, GA · ZIP 30040 |
|---|---|
| Home types (current listings and sales) | townhouses 75%, single-family 25% |
| Amenities listed by sellers | Pool, Tennis Court(s), Playground, Clubhouse, Walk To Schools, Near Shopping |
| Sale prices, last 12 months | $418,000 median across 5 closed sales · $198 per sq ft · -0.5% vs the prior 12 months |
| Days on market (closed sales) | 42 median |
| For sale right now | 7 active, 0 pending · median asking $415,000 · 16.8 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, “Villages at Castleberry key facts,” movewithmomentum.com/neighborhoods/villages-at-castleberry, data as of September 20, 2026.
Last 30 days in Villages at Castleberry: 5 new listings (median asking $415,000). 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 Villages at Castleberry
Live MLS inventory for Villages at Castleberry. 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 · 14 daysTop listing
Active · 57 days
Active · 14 days
Active · 20 days
Active · 97 days
Active · 0 days
Active · 14 daysActive and pending Villages at Castleberry 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 Villages At Castleberry Right Now (7)
All 7 active and pending Villages At Castleberry listings with a detail page, newest first, refreshed twice a day from the MLS.
- 3504 Castleberry Village Circle #36 · $405,000 · 3 bd / 2.5 ba · listed Sep 17, 2026 · listed by Keller Williams Community Partners
- 4010 Village Estates Court · $650,000 · 5 bd / 3.5 ba · listed Sep 3, 2026 · listed by Keller Williams Community Partners
- 3383 Castleberry Village Circle #150 · $400,000 · 3 bd / 2.5 ba · listed Aug 27, 2026 · listed by Compass
- 3329 Castleberry Village Circle · $430,000 · 3 bd / 2.5 ba · listed Aug 27, 2026 · listed by Keller Williams Realty Atl. Partners
- 3275 Castleberry Village Drive · $415,000 · 3 bd / 2.5 ba · listed Aug 21, 2026 · listed by Redfin Corporation
- 3950 Estates Path · $650,000 · 5 bd / 4 ba · listed Aug 5, 2026 · listed by Compass
- 3311 Castleberry Village Drive · $414,000 · 3 bd / 2.5 ba · listed Jun 23, 2026 · listed by Bella Realty Group, Inc.
Villages at Castleberry is pricing around a median of $417,000, with per-square-foot value near $200.51 — a level that puts the weight of value on condition and layout rather than any shared clubhouse or amenity package, since none is currently identified from active MLS listings here.
Homes are sitting at a median of 41 days on market, which reads as a normal, unhurried pace rather than a bidding-war environment. Sellers should price to condition from day one; buyers have room to negotiate on inspection items or closing costs rather than needing to chase the listing.
Villages at Castleberry right now
🟢 Buyer-leaning market. 16.8 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: Medium (7 active and pending listings, 5 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($418K) is down 0.5% from the prior 12 months ($420K). With about 6 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 (5 and 7 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
Villages at Castleberry market snapshot (as of September 20, 2026): the median sale price is about $418K ($198 per sq ft over the trailing 12 months of closed sales), a median 42 days on market for closed sales, and 16.8 months of supply, a buyer-leaning market. The trailing-12-month median is down 0% from the prior 12 months, computed from record-level Georgia MLS closed sales (5 closings in the current window).
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 21 homes in Villages at Castleberry that have changed hands since 2023, built between 2005 and 2017 (median 2014), with a median living area of about 2,054 sq ft and a typical 3-bedroom, 2.5-bath layout; 86% 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.
This is a Cumming address in Forsyth County built around individual home value rather than a resort-style amenity roster, so pricing conversations here center on the house itself — square footage, updates, lot — more than on shared community features.
The setting & the homes.
Aerial and on-site photos of Villages at Castleberry. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Villages at CastleberryVillages at CastleberryVillages at CastleberryVillages at CastleberryVillages at CastleberryVillages at CastleberryVillages at CastleberryVillages at CastleberryPhotos from Georgia MLS listings in Villages at Castleberry; content deemed reliable but not guaranteed.
Who Villages at Castleberry is best for.
Best for
- Buying a home based on its own condition and layout rather than a community amenity roster.
- Working with a median 41-day market that allows time for inspections and negotiation.
- Targeting a Forsyth County address near Cumming without paying an amenity premium built into price.
Probably not for
- Wanting a pool, clubhouse, or trail system as part of the purchase — none is currently identified here.
- Needing a fast, competitive-offer transaction; the current pace runs closer to six weeks than days.
- Expecting shared community programming or amenities to factor into the home's value.
Villages at Castleberry 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).
- Whitlow · Elementary
- Otwell · Middle
- Forsyth Central · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Villages at Castleberry 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 Villages at Castleberry address.
Shop the zone: Homes zoned for Whitlow Elementary School · Homes zoned for Otwell Middle School · Homes zoned for Forsyth Central High School
The Villages at Castleberry buying strategy.
If we were buying in Villages at Castleberry 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 Villages at Castleberry.
Where the value actually sits
With no clubhouse, pool, or trail system identified in current listings, Villages at Castleberry doesn't carry an amenity premium into its per-square-foot number. That $200.51 median reflects the home and lot on their own merits — which means two houses on the same street can price differently based on updates and condition, not on proximity to a shared feature.
A median of 41 days on market, based on the last six closings tracked, suggests a market that rewards a well-presented, correctly priced listing without demanding urgency from buyers. It's a window for buyers to do real diligence and for sellers to expect a reasonable, not instant, sale.
The location and the amenities are priced into every listing in Villages at Castleberry. 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 Villages at Castleberry 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 (4.9). Basis: Recent Direction -0.5% year-over-year; Liquidity & Demand 16.8 months of supply; Pricing Power 98.4% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community priced on the home itself rather than shared amenities, the details matter more, not less — condition, recent updates, and per-square-foot positioning against the current median. We walk both sides through that math before an offer or a listing price is set, so decisions rest on the numbers this market is actually showing, not on assumptions carried over from amenity-driven neighborhoods.
Villages at Castleberry 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 Villages at Castleberry 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 Villages at Castleberry sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Villages at Castleberry, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Villages at Castleberry home worth?
Get a no-obligation home value based on real comparable sales in Villages at Castleberry, 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 →
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 (2026-09-21).
Frequently Asked Questions
What is the median home price in Villages at Castleberry?
How long do homes in Villages at Castleberry take to sell?
Is Villages at Castleberry a buyer's or seller's market right now?
Who is the best real estate agent for Villages at Castleberry?
How do I find a top Cumming real estate agent who knows Villages at Castleberry?
Can Momentum Realty connect me with an agent for Villages at Castleberry?
Where is Villages at Castleberry, and what county is it in?
Is Villages at Castleberry a good place to live?
Should you buy in Villages at Castleberry?
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 (22 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 Villages at Castleberry fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Villages at Castleberry with Momentum Realty’s local guides.