Windsor Bluffs
Homes for Sale in Cumming, GA
All 460 homes for sale in Cumming, GA · median $624,950 · 357 homes for sale in 30041
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Tamra J Wade · via Georgia MLS
As of September 2026, Windsor Bluffs in Cumming, GA has 1 home for sale. Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $1,013,108, $325 per square foot, a median 34 days on market (+10% versus the prior year). Homes listed or recently sold were built 2024–2026 with 4 new construction. At the median price and Forsyth County's 2025 rate of 21.42 mills, annual property tax runs about $8,680.
| Location | Cumming, Forsyth County, GA · ZIP 30041 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Clubhouse, Gated, Gated Community, Carbon Monoxide Detector(s), Near Shopping, Retirement Community |
| Sale prices, last 12 months | $1,013,108 median across 4 closed sales · $325 per sq ft · +9.5% vs the prior 12 months |
| Days on market (closed sales) | 34 median |
| For sale right now | 1 active, 0 pending · median asking $1,195,000 · 3.0 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, “Windsor Bluffs key facts,” movewithmomentum.com/neighborhoods/windsor-bluffs, data as of September 20, 2026.
Last 30 days in Windsor Bluffs: 1 new listing (median asking $1,195,000). As of September 21, 2026, Listing data © 2026 Georgia MLS (GAMLS). Information is deemed reliable but is not guaranteed.
Windsor Bluffs is pricing as a seven-figure micro-market — the current median sits at $1,013,108, backed by a median of $325 per square foot. That per-foot number is the more useful figure here: it tells you the price tag is tied to size and finish level rather than to any amenity package, since MLS data shows none identified for this community. Buyers are paying for square footage and build quality, not a clubhouse.
With only four closings in the current window, treat every stat here as a read on a thin data set, not a statistically settled trend. A median 34-day time on market suggests homes that are priced correctly move in about a month, but with this few transactions, one unusual sale can swing the median in either direction. Sellers should lean on a tight, defensible pricing strategy rather than assuming the last comp sets the ceiling.
Windsor Bluffs right now
🟡 Balanced market. 3.0 months of supply and 0% 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: Low (1 active and pending listings, 4 closed sales in 12 months).
🟢 Still climbing. The trailing-12-month median ($1.01M) is up 9.5% from the prior 12 months ($925K). 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 (4 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
Windsor Bluffs market snapshot (as of September 20, 2026): the median sale price is about $1.01M ($325 per sq ft over the trailing 12 months of closed sales), a median 34 days on market for closed sales, and 3.0 months of supply, a balanced market. The trailing-12-month median is up 10% from the prior 12 months, computed from record-level Georgia MLS closed sales (4 closings in the current window).
In ZIP 30041 (Cumming), 521 homes closed in the last 12 months at a median of $621K ($213/sq ft), down 1.9% year over year, with a median 36 days on market. Right now 173 active and 44 pending listings put supply at about 4.7 months — a balanced market. See the live ZIP 30041 housing market.
Georgia MLS sales records identify 11 homes in Windsor Bluffs that have changed hands since 2024, built between 2024 and 2026 (median 2024), with a median living area of about 3,115 sq ft and a typical 4-bedroom, 3.5-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.
Windsor Bluffs is a Cumming community in Forsyth County trading at a median of $1,013,108, or roughly $325 per square foot — pricing that reflects home size and condition rather than any listed community amenity.
The setting & the homes.
Aerial and on-site photos of Windsor Bluffs. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Windsor BluffsPhotos from Georgia MLS listings in Windsor Bluffs; content deemed reliable but not guaranteed.
Who Windsor Bluffs is best for.
Best for
- Buying for home size and finish quality over a shared amenity package.
- Comfortable evaluating a seven-figure purchase against a thin comp set rather than a large sales history.
- Targeting a Forsyth County location near Cumming with pricing driven by square footage.
Probably not for
- Needing a documented amenity package as part of the purchase decision.
- Requiring a large, statistically stable sales history to benchmark price with confidence.
- Working with a tight budget below the community's current seven-figure median.
Homes For Sale Right Now in Windsor Bluffs
Live MLS inventory for Windsor Bluffs. 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 Windsor Bluffs 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 Windsor Bluffs Right Now (1)
All 1 active and pending Windsor Bluffs listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2340 Windsor Bluffs Drive · $1,195,000 · 4 bd / 3.5 ba · listed Sep 11, 2026 · listed by Real Broker, LLC
Windsor Bluffs 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).
- Sharon · Elementary
- South Forsyth · Middle
- South Forsyth · High
District figures are official Georgia (GOSA) 2024-25 data. Zoned schools reflect the assignments reported on recent Windsor Bluffs 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 Windsor Bluffs address.
Shop the zone: Homes zoned for South Forsyth Middle School · Homes zoned for South Forsyth High School
The Windsor Bluffs buying strategy.
If we were buying in Windsor Bluffs 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 Windsor Bluffs.
What's actually driving the number
The $325 per-square-foot median is the cleanest signal in this data set. In a community without a documented amenity package, that figure is a proxy for the homes themselves — lot size, square footage, and finish level are doing the work that a pool or gate might do elsewhere. That means two homes at similar price points here can look very different depending on build vintage and updates, and a buyer needs to walk the comps on their own merits rather than assume uniform value across the community.
A median 34-day market is neither a sprint nor a stall — it points to homes that are reasonably priced moving within about a month, while others sit longer. With just four closings feeding this window, the median price and DOM should be read as a directional signal, not a fixed benchmark. Anyone pricing a listing or structuring an offer here should ask for the underlying comps before anchoring to the headline number.
The location and the amenities are priced into every listing in Windsor Bluffs. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this few recorded closings, the median price and days-on-market numbers can shift meaningfully with each new sale. We pull the underlying comps rather than quoting the headline figure at face value, so pricing conversations — on either side of the transaction — are built on the actual homes involved, not a thin average.
Windsor Bluffs 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 Windsor Bluffs 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 Windsor Bluffs sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Windsor Bluffs, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Windsor Bluffs home worth?
Get a no-obligation home value based on real comparable sales in Windsor Bluffs, 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 →
15% of homes for sale in ZIP 30041 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 Windsor Bluffs?
How long do homes in Windsor Bluffs take to sell?
Is Windsor Bluffs a buyer's or seller's market right now?
Who is the best real estate agent for Windsor Bluffs?
How do I find a top Cumming real estate agent who knows Windsor Bluffs?
Can Momentum Realty connect me with an agent for Windsor Bluffs?
Where is Windsor Bluffs, and what county is it in?
Should you buy in Windsor Bluffs?
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 (11 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 Windsor Bluffs fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
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