Wade Valley
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 Jason Power, Anchor Real Estate Advisors · via Georgia MLS
As of September 2026, Wade Valley in Cumming, GA has 1 home for sale. Over the 12 months ending 2026-09-20, 7 recorded sales closed at a median of $410,000, $202 per square foot, a median 42 days on market, sellers accepting 96% of original asking (-3% versus the prior year). Homes listed or recently sold were built 1987–2008. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $3,510.
| Location | Cumming, Forsyth County, GA · ZIP 30040 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | None, Carbon Monoxide Detector(s), Key Card Entry, Near Shopping, Security System, Walk To Schools |
| Sale prices, last 12 months | $410,000 median across 7 closed sales · $202 per sq ft · -3.0% vs the prior 12 months |
| Days on market (closed sales) | 42 median |
| For sale right now | 1 active, 0 pending · median asking $409,000 · 1.7 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, “Wade Valley key facts,” movewithmomentum.com/neighborhoods/wade-valley, data as of September 20, 2026.
Last 30 days in Wade Valley: 1 new listing (median asking $409,000), 3 closed sales (median $410,000). As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Wade Valley's numbers are thin right now — the current snapshot reflects only five closings — so treat the median as a directional signal rather than a fixed benchmark. At a median of $410,000 and roughly $210 per square foot, pricing sits in a middle band for Forsyth County, and with a sample this small, one or two unusual sales can move the read meaningfully.
A median time on market of 15 days points to homes moving quickly once they're priced correctly, which in a low-volume pocket like this usually means sellers who price near recent comparables get taken seriously fast, and buyers who wait to see a wider set of listings before committing may find the choice set changes underneath them.
Wade Valley right now
🔴 Seller-leaning market. 1.7 months of supply and 0% of the inventory already under contract give sellers the pressure advantage.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 (1 active and pending listings, 7 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($410K) is down 3.0% from the prior 12 months ($422K). With about 4 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 (7 and 4 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
Wade Valley market snapshot (as of September 20, 2026): the median sale price is about $410K ($202 per sq ft over the trailing 12 months of closed sales), a median 42 days on market for closed sales, and 1.7 months of supply, a seller-leaning market. The trailing-12-month median is down 3% from the prior 12 months, computed from record-level Georgia MLS closed sales (7 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 12 homes in Wade Valley that have changed hands since 2024, built between 1976 and 2008 (median 1994), with a median living area of about 1,951 sq ft and a typical 3-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.
Wade Valley is a Cumming community in Forsyth County where the current MLS activity is limited enough that each closing carries real weight in reading the market — useful context for anyone comparing this pocket to larger, higher-volume neighborhoods nearby.
The setting & the homes.
Aerial and on-site photos of Wade Valley. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Wade Valley
Wade Valley
Wade Valley
Wade Valley
Wade Valley
Wade Valley
Wade Valley
Wade ValleyPhotos from Georgia MLS listings in Wade Valley; content deemed reliable but not guaranteed.
Who Wade Valley is best for.
Best for
- Targeting a Forsyth County location and comfortable evaluating a home on its own merits rather than against a deep comparable set.
- Prepared to move quickly on a well-priced listing given the market's short median time on market.
- Comfortable working closely with an agent to interpret a lower-volume market rather than relying on aggregate market data alone.
Probably not for
- Wanting to browse a large, continuously refreshed inventory of active listings within the same community.
- Relying heavily on published community amenities to shape the decision, since none are currently identified in MLS listings here.
- Needing a high-volume sales history to build confidence in a specific price point before making an offer.
Homes For Sale Right Now in Wade Valley
Live MLS inventory for Wade Valley. 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 Wade Valley 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 Wade Valley Right Now (1)
All 1 active and pending Wade Valley listings with a detail page, newest first, refreshed twice a day from the MLS.
- 4995 Meadow Overlook · $409,000 · 3 bd / 2.5 ba · listed Aug 21, 2026 · listed by Anchor Real Estate Advisors
Wade Valley 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).
- New Hope · Elementary
- Vickery Creek · Middle
- Forsyth Central · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Wade Valley 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 Wade Valley address.
Shop the zone: Homes zoned for New Hope Elementary School · Homes zoned for Vickery Creek Middle School · Homes zoned for Forsyth Central High School
The Wade Valley buying strategy.
If we were buying in Wade Valley 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 Wade Valley.
Reading a thin data set correctly
With only five closings feeding the current snapshot, Wade Valley's median price and per-square-foot figure should be read as a starting point for conversation, not a precise valuation tool. The $410,000 median and roughly $210 per-square-foot figure give a sense of scale, but condition, lot specifics, and finish level can swing an individual home's value further from that midpoint than they would in a higher-volume community where the median is built on dozens of sales.
The 15-day median days-on-market suggests that when a home here is priced in line with what buyers are actually paying, it does not sit long. That's a useful signal for sellers weighing list price against speed, and for buyers it means moving on a well-priced listing sooner rather than waiting for a broader comparison set to develop, since that set may take time to materialize in a lower-volume pocket.
The location and the amenities are priced into every listing in Wade Valley. 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 Wade Valley 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 (7.0). Basis: Recent Direction -3.0% year-over-year; Liquidity & Demand 1.7 months of supply; Pricing Power 96.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community where the MLS feed is producing a small number of closings, pricing a listing or evaluating an offer takes more than pulling a median — it takes pulling every comparable available, including ones just outside the immediate community boundary, and weighing condition and lot factors that a thin data set can obscure. We do that work before a number goes on paper.
Wade Valley 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 Wade Valley 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 Wade Valley sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Wade Valley, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Wade Valley home worth?
Get a no-obligation home value based on real comparable sales in Wade Valley, 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 Wade Valley
Homes in Wade Valley 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. 1 on record.
- 5360 Keithwood Court · off market
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 Wade Valley?
How long do homes in Wade Valley take to sell?
Is Wade Valley a buyer's or seller's market right now?
Who is the best real estate agent for Wade Valley?
How do I find a top Cumming real estate agent who knows Wade Valley?
Can Momentum Realty connect me with an agent for Wade Valley?
Where is Wade Valley, and what county is it in?
Is Wade Valley a good place to live?
Should you buy in Wade Valley?
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 2024 (12 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 →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Wade Valley fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Wade Valley with Momentum Realty’s local guides.