Villages at Settingdown Creek
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 North Georgia Group, Keller Williams Community Partners · via Georgia MLS
As of September 2026, Villages at Settingdown Creek in Cumming, GA has 3 homes for sale. Over the 12 months ending 2026-09-20, 6 recorded sales closed at a median of $492,250, $187 per square foot, a median 25 days on market, sellers accepting 94% of original asking (-1% versus the prior year). Homes listed or recently sold were built 2014–2016. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $4,220.
| Location | Cumming, Forsyth County, GA · ZIP 30028 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Pool, Tennis Court(s), Playground, Carbon Monoxide Detector(s), Clubhouse, Near Shopping |
| Sale prices, last 12 months | $492,250 median across 6 closed sales · $187 per sq ft · -0.6% vs the prior 12 months |
| Days on market (closed sales) | 25 median |
| For sale right now | 3 active, 1 pending · median asking $509,900 · 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, “Villages at Settingdown Creek key facts,” movewithmomentum.com/neighborhoods/villages-at-settingdown-creek, data as of September 20, 2026.
Last 30 days in Villages at Settingdown Creek: 3 new listings (median asking $509,900), 1 under contract right now, 1 closed sale (median $465,000). 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 Settingdown Creek
Live MLS inventory for Villages at Settingdown Creek. 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 · 16 days
Active · 0 days
Pending · 34 daysActive and pending Villages at Settingdown Creek 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 Settingdown Creek Right Now (4)
All 4 active and pending Villages At Settingdown Creek listings with a detail page, newest first, refreshed twice a day from the MLS.
- 4960 Bucknell Trce · $475,000 · 4 bd / 2.5 ba · listed Sep 20, 2026 · listed by Keller Williams Community Partners
- 5530 Banner Boulevard · $509,900 · 4 bd / 2.5 ba · listed Sep 11, 2026 · listed by Atlanta Communities
- 5680 Banner Boulevard · $549,900 · 4 bd / 2.5 ba · listed Aug 27, 2026 · listed by The Agency - Atlanta Metro
- 5565 Banner Boulevard · $500,000 · 4 bd / 3 ba · pending · listed Aug 26, 2026 · listed by Keller Williams Community Partners
Pricing here is running around $494,500 at the median, with a per-square-foot figure near $182 — a level that points to value driven mostly by size and condition rather than a clubhouse or lake club price premium. Current MLS records don't show a defined amenity package for this community, so buyers are largely paying for the home and the Forsyth County location, not a lifestyle add-on.
The math is based on a small closings sample — five recent transactions — so treat the median as directional, not a precise ceiling or floor. A median 17-day time on market suggests properly priced listings are moving without much delay, which favors sellers who price close to recent comps and buyers who are ready to move quickly once they find the right fit.
Villages at Settingdown Creek right now
🟡 Balanced market. 6.0 months of supply and 25% 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: Medium (4 active and pending listings, 6 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($492K) is down 0.6% from the prior 12 months ($495K). With about 5 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: Medium (6 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 Settingdown Creek market snapshot (as of September 20, 2026): the median sale price is about $492K ($187 per sq ft over the trailing 12 months of closed sales), a median 25 days on market for closed sales, and 6.0 months of supply, a balanced market. The trailing-12-month median is down 1% from the prior 12 months, computed from record-level Georgia MLS closed sales (6 closings in the current window).
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.
Georgia MLS sales records identify 19 homes in Villages at Settingdown Creek that have changed hands since 2023, built between 2013 and 2015 (median 2015), with a median living area of about 2,505 sq ft and a typical 4-bedroom, 2.5-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.
Villages at Settingdown Creek sits in Cumming, within Forsyth County, and current activity reflects a market where homes are trading on their own condition and layout rather than a shared amenity draw.
The setting & the homes.
Aerial and on-site photos of Villages at Settingdown Creek. Swipe to explore the community.
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Villages at Settingdown Creek
Villages at Settingdown Creek
Villages at Settingdown CreekPhotos from Georgia MLS listings in Villages at Settingdown Creek; content deemed reliable but not guaranteed.
Who Villages at Settingdown Creek is best for.
Best for
- Prioritizing home condition and layout over a shared amenity package in the purchase decision.
- Wanting a Forsyth County location with a market that has recently moved at a median pace of about 17 days.
- Comfortable evaluating value primarily through price-per-square-foot rather than amenity fees or HOA-driven perks.
Probably not for
- Requiring a defined amenity package such as a pool, clubhouse, or lake access as part of the purchase.
- Needing a large, well-established closings history to benchmark price before making an offer.
- Looking for a below-median entry point without flexibility, given pricing here is condition-driven with a wide spread possible.
Villages at Settingdown Creek 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).
- Silver City · Elementary
- North Forsyth · Middle
- North Forsyth · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Villages at Settingdown Creek 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 Settingdown Creek address.
Shop the zone: Homes zoned for Silver City Elementary School · Homes zoned for North Forsyth Middle School · Homes zoned for North Forsyth High School
The Villages at Settingdown Creek buying strategy.
If we were buying in Villages at Settingdown Creek 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 Villages at Settingdown Creek.
What's Actually Driving Price Here
With no community amenities identified in current MLS listings, the per-square-foot figure of roughly $182 is a cleaner read on value than it would be in a community charging for a pool or golf access. That number, paired with a median price near $494,500, suggests a market where interior finish level and square footage carry more weight in negotiations than any shared feature.
A median 17 days on market is a reasonable pace — not a frenzy, but not a slow burn either. Because the pricing picture is built from a small closings sample, we'd encourage a buyer or seller here to lean on a current comparative market analysis of recently sold homes rather than treating this snapshot as the final word.
The location and the amenities are priced into every listing in Villages at Settingdown Creek. 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 Settingdown Creek 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 (5.3). Basis: Recent Direction -0.6% year-over-year; Liquidity & Demand 6.0 months of supply; Pricing Power 94.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community with a thin closings sample and no defined amenity story, pricing strategy has to be built from the actual comparable sales, not assumptions carried over from nearby subdivisions. We track those closings as they happen in Forsyth County and adjust guidance in real time, so sellers price to what's truly moving and buyers know when a listing is priced ahead of the data.
Villages at Settingdown Creek 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 Settingdown Creek 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 Settingdown Creek 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 Settingdown Creek, 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 Settingdown Creek home worth?
Get a no-obligation home value based on real comparable sales in Villages at Settingdown Creek, 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 Villages at Settingdown Creek
Homes in Villages at Settingdown Creek 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. 2 on record.
- 4930 Bucknell Trace · off market
- 4960 Bucknell Trace · off market
13% of homes for sale in ZIP 30028 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).
Villages at Settingdown Creek Market Scorecard
Villages at Settingdown Creek is currently a buyer's market. About 6.0 months of supply, a median asking price of $509,900, and homes go under contract in about 14 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.
Frequently Asked Questions
What is the median home price in Villages at Settingdown Creek?
How long do homes in Villages at Settingdown Creek take to sell?
Is Villages at Settingdown Creek a buyer's or seller's market right now?
Who is the best real estate agent for Villages at Settingdown Creek?
How do I find a top Cumming real estate agent who knows Villages at Settingdown Creek?
Can Momentum Realty connect me with an agent for Villages at Settingdown Creek?
Where is Villages at Settingdown Creek, and what county is it in?
Is Villages at Settingdown Creek a good place to live?
Should you buy in Villages at Settingdown Creek?
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 (19 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?
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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 Settingdown Creek fits the bigger picture — live prices, inventory, and Momentum Scores:
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