Villas at Bethelview
Homes for Sale in Cumming, GA
All 414 homes for sale in Cumming, GA · median $627,450 · 277 homes for sale in 30040
True comps, carrying-cost math, and listings before the portals.
Photo via Georgia MLS
As of October 2026, Villas at Bethelview in Cumming, GA has 1 home for sale. As of October 2026, the MLS records 4 closed sales in Villas at Bethelview in Cumming, GA since 2023, the most recent in November 2024. 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.
The market around Villas at Bethelview
Villas at Bethelview 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).
ZIP and county figures describe the wider market, not Villas at Bethelview specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Villas at Bethelview, Cumming
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Villas at Bethelview
Live MLS inventory for Villas at Bethelview. 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 and pending Villas at Bethelview listings as of 2026-09-15, 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 Villas At Bethelview Right Now (1)
All 1 active and pending Villas At Bethelview listings with a detail page, newest first, refreshed twice a day from the MLS.
- 4225 Broadford Drive · $525,000 · 3 bd / 3 ba · listed Jul 5, 2026 · listed by BHHS Georgia Properties
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).
- Kelly Mill · Elementary
- Hendricks · Middle
- West Forsyth · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Villas at Bethelview 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 Villas at Bethelview address.
Shop the zone: Homes zoned for Kelly Mill Elementary School · Homes zoned for Hendricks Middle School · Homes zoned for West Forsyth High School
The Villas at Bethelview buying strategy.
If we were buying in Villas at Bethelview 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 Villas at Bethelview.
The location and the amenities are priced into every listing in Villas at Bethelview. The deal is won or lost on condition, the comps, and the renovation math.
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 Villas at Bethelview 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 Villas at Bethelview sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Villas at Bethelview, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Villas at Bethelview home worth?
Get a no-obligation home value based on real comparable sales in Villas at Bethelview, 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 →
Data sources & freshness
| Live listings | Georgia MLS, refreshed twice daily (last: September 15, 2026) |
| Under-contract shares | Georgia MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2023 (4 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.
Looking to buy here? Search homes for sale →
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See how Villas at Bethelview fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Villas at Bethelview
Where is Villas at Bethelview?
Villas at Bethelview is a community in Cumming, Forsyth County, Georgia, ZIP 30040.
Are there homes for sale in Villas at Bethelview right now?
Yes — 1 active and 0 pending listings as of the last feed refresh (twice daily). They are listed on this page.
Does Villas at Bethelview have an HOA or CDD?
No HOA is on record for Villas at Bethelview 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.
Nearby Communities
Explore more neighborhoods near Villas at Bethelview with Momentum Realty’s local guides.