Cumming, GA Price Reductions
A price reduction is the clearest signal a seller sends: the first number did not work. This tracker lists every Cumming listing that lowered its asking price, updated nightly from the live MLS record — the old price, the new price, the size of the cut and how long the home has been on the market — so buyers can see where sellers are moving and sellers can see what their competition just did.
77 homes for sale in Cumming, GA cut their asking price in the last 7 days and 341 in the last 30, out of 839 active listings (34% reduced at least once this month). The median reduction is 2.2% ($15,000). The largest cut this week was $121,680 on 8565 Oak Hollow Way in Echo Grove ($721,670 → $599,990).
Latest price reductions in Cumming
| Listing | Community | Was | Now | Cut | DOM |
|---|---|---|---|---|---|
| 7495 Brookwood Way Nov 2 · 5 bd · 3.5 ba · 3,497 sf | Plantation at Brookwood | $725,000 | $700,000 | −3.4% | 24 |
| 5980 Wilmington Court Nov 2 · 6 bd · 5 ba · 4,854 sf | — | $749,999 | $725,000 | −3.3% | 91 |
| 5750 Crestwick Way Nov 2 · 4 bd · 2.5 ba · 1,956 sf | Stonehaven Pointe | $449,000 | $448,000 | −0.2% | 165 |
| 8565 Oak Hollow Way Oct 31 · 4 bd · 3 ba · 3,072 sf | Echo Grove | $721,670 | $599,990 | −16.9% | 114 |
| 4665 Beechnut Circle Oct 31 · 5 bd · 4.5 ba · 3,417 sf | Settingdown Farms | $743,368 | $697,761 | −6.1% | 39 |
| 6430 Pine Ridge Circle Oct 31 · 4 bd · 3 ba · 2,016 sf | — | $570,000 | $525,000 | −7.9% | 28 |
| 7435 Ashford Manor Way Oct 31 · 3 bd · 3 ba · 2,402 sf | Ashford Manor | $635,000 | $599,000 | −5.7% | 29 |
| 4825 Beechnut Circle Oct 31 · 5 bd · 5 ba · 3,173 sf | Settingdown Farms | $711,432 | $676,432 | −4.9% | 71 |
| 4585 Beechnut Circle Oct 31 · 5 bd · 4 ba · 3,109 sf | Settingdown Farms | $700,588 | $672,008 | −4.1% | 65 |
| 4555 Beechnut Circle Oct 31 · 5 bd · 4.5 ba · 3,144 sf | Settingdown Farms | $693,401 | $667,345 | −3.8% | 32 |
| 4795 Briscoe Drive Oct 31 · 4 bd · 4.5 ba · 3,012 sf | Settingdown Farms | $699,100 | $674,404 | −3.5% | 64 |
| 1720 Monarch Court Oct 31 · 4 bd · 2.5 ba · 2,771 sf | — | $670,000 | $649,900 | −3.0% | 36 |
| 3950 Clifton Hill Court ##13 Oct 31 · 5 bd · 4 ba · 3,484 sf | Bethelview Manor | $1,085,000 | $1,069,000 | −1.5% | 565 |
| 4515 Beechnut Circle Oct 31 · 4 bd · 4.5 ba · 3,012 sf | Settingdown Farms | $694,746 | $679,640 | −2.2% | 25 |
| 2680 Middlecreek Way Oct 31 · 3 bd · 3 ba · 2,255 sf | Wellstone | $545,000 | $529,900 | −2.8% | 77 |
| 5570 Glenn Ivey Drive Oct 31 · 3 bd · 2 ba · 2,368 sf | Glenn Ivey | $425,000 | $409,900 | −3.6% | 15 |
| 735 Mountclaire Drive Oct 31 · 4 bd · 2.5 ba · 2,444 sf | Longlake | $674,900 | $659,900 | −2.2% | 153 |
| 3170 Warbler Way Oct 31 · 3 bd · 3 ba · 2,486 sf | Avington | $525,000 | $510,000 | −2.9% | 46 |
| 5340 Old Haven Court Oct 31 · 4 bd · 3 ba · 3,536 sf | Hampton Golf Village | $725,000 | $710,000 | −2.1% | 108 |
| 2430 Terry Court Oct 31 · 4 bd · 2.5 ba · 2,500 sf | Blackstock Mill | $579,999 | $564,999 | −2.6% | 192 |
| 5915 Pinnacle View Road Oct 31 · 4 bd · 3 ba · 2,342 sf | — | $600,000 | $585,000 | −2.5% | 28 |
| 4640 Pleasant Woods Drive Oct 31 · 4 bd · 2.5 ba · 2,676 sf | Burnt Bridge at Settendown | $465,000 | $450,000 | −3.2% | 77 |
| 1815 Habersham Villa Drive Oct 31 · 4 bd · 3 ba · 2,680 sf | Villas at Habersham | $494,000 | $479,900 | −2.9% | 42 |
| 205 Somerton Place Oct 31 · 2 bd · 2 ba · 1,488 sf | Newbury | $400,000 | $390,000 | −2.5% | 48 |
| 2780 Gatlin Way Oct 31 · 5 bd · 4 ba · 4,153 sf | Waterstone Falls | $1,185,000 | $1,175,000 | −0.8% | 22 |
| 5170 Hamby Hollow Lane Oct 31 · 5 bd · 3 ba · 3,359 sf | Sentinel Grove | $545,000 | $535,000 | −1.8% | 36 |
| 4170 Williams Point Drive Oct 31 · 5 bd · 4 ba · 3,829 sf | Williams Point | $825,000 | $815,000 | −1.2% | 58 |
| 4630 Ansley Lane Oct 31 · 4 bd · 3.5 ba · 2,194 sf | — | $589,000 | $580,000 | −1.5% | 28 |
| 5470 Mirror Lake Drive Oct 31 · 5 bd · 4 ba · 3,506 sf | Whisper Point | $562,900 | $557,500 | −1.0% | 15 |
| 1570 Williams Circle Oct 31 · 4 bd · 2.5 ba · 1,930 sf | — | $380,000 | $375,000 | −1.3% | 22 |
| 1532 Gathering Place Oct 31 · 2 bd · 2 ba · 2,021 sf | Pilgrim Lake | $327,000 | $323,000 | −1.2% | 63 |
| 5765 White Creek Run Oct 31 · 6 bd · 4 ba · 3,569 sf | — | $629,000 | $625,000 | −0.6% | 35 |
| 4820 Briscoe Drive Oct 31 · 5 bd · 4.5 ba · 3,144 sf | Settingdown Farms | $692,503 | $688,923 | −0.5% | 51 |
| 3950 Estates Path Oct 31 · 5 bd · 4 ba · 3,151 sf | Villages at Castleberry | $650,000 | $649,900 | −0.0% | 99 |
| 3320 Promise Mill Lane Oct 29 · 3 bd · 2.5 ba · 2,035 sf | Ansley Towns | $476,610 | $398,989 | −16.3% | 56 |
| 5920 Violet Lane Oct 29 · 5 bd · 4.5 ba | Acacia | $826,990 | $749,990 | −9.3% | 61 |
| 4990 Iris Street Oct 29 · 4 bd · 4.5 ba · 6,115 sf | Garden Park | $1,165,000 | $1,100,000 | −5.6% | 34 |
| 1545 Bookhout Drive Oct 29 · 3 bd · 2.5 ba · 2,716 sf | Longlake | $850,000 | $799,900 | −5.9% | 51 |
| 2140 Vanig Drive Oct 29 · 4 bd · 4.5 ba · 3,961 sf | Estates at Daves Creek | $1,224,990 | $1,174,990 | −4.1% | 108 |
| 7470 Hightower Circle Oct 29 · 3 bd · 2 ba | — | $350,000 | $300,000 | −14.3% | 163 |
| 3310 Promise Mill Lane Oct 29 · 3 bd · 2.5 ba · 2,035 sf | Ansley Towns | $443,750 | $399,789 | −9.9% | 56 |
| 5155 Reece Run Oct 29 · 5 bd · 4.5 ba · 3,027 sf | Reece Run | $739,900 | $699,000 | −5.5% | 32 |
| 4560 Upland Court Oct 29 · 5 bd · 4 ba · 4,852 sf | — | $889,000 | $849,000 | −4.5% | 31 |
| 2785 Pilgrim Mill Road Oct 29 · 3 bd · 3.5 ba · 3,680 sf | — | $665,000 | $625,000 | −6.0% | 92 |
| 7480 Shadburn Ferry Road Oct 29 · 5 bd · 4 ba · 4,384 sf | — | $929,000 | $899,000 | −3.2% | 132 |
| 1445 Badingham Drive Oct 29 · 3 bd · 2.5 ba · 2,710 sf | Longlake | $629,000 | $600,000 | −4.6% | 11 |
| 4705 N River Drive Oct 29 · 6 bd · 4.5 ba · 5,137 sf | — | $875,000 | $849,900 | −2.9% | 35 |
| 4770 Alford Commons Oct 29 · 5 bd · 3 ba · 2,786 sf | Settendown Reserve | $450,000 | $425,000 | −5.6% | 124 |
| 4385 Colchester Creek Drive Oct 29 · 6 bd · 5 ba · 4,488 sf | Fieldstone Enclave | $700,000 | $675,000 | −3.6% | 176 |
| 4760 Green Summers Drive Oct 29 · 6 bd · 3.5 ba | Green Summers | $850,000 | $825,000 | −2.9% | 56 |
| 5805 Edenbrooke Drive Oct 29 · 4 bd · 3.5 ba · 3,548 sf | Vickery | $920,000 | $899,000 | −2.3% | 85 |
| 7350 Rambling Vale Oct 29 · 4 bd · 3 ba · 3,180 sf | Carruth Lake Estates | $599,000 | $579,000 | −3.3% | 101 |
| 7590 Golden Sands Drive Oct 29 · 4 bd · 3 ba · 3,680 sf | Bridgeport at Young | $619,900 | $599,900 | −3.2% | 17 |
| 2660 Blackstock Drive Oct 29 · 6 bd · 4.5 ba · 4,782 sf | Blackstock Mill | $720,000 | $700,000 | −2.8% | 51 |
| 8635 Amsbury Way Oct 29 · 4 bd · 2 ba · 2,764 sf | — | $565,000 | $545,000 | −3.5% | 117 |
| 4925 Oak Grove Drive Oct 29 · 2 bd · 2 ba · 1,600 sf | — | $369,900 | $350,000 | −5.4% | 57 |
| 1352 Elderwood Way Oct 29 · 3 bd · 2.5 ba · 1,910 sf | Cannon Place | $459,500 | $440,000 | −4.2% | 36 |
| 8785 Ellesmere Drive Oct 29 · 7 bd · 5 ba · 4,561 sf | Cheswyck | $845,000 | $830,000 | −1.8% | 127 |
| 7770 Llangollen Way Oct 29 · 4 bd · 2.5 ba · 3,334 sf | Plantation at Brook | $587,000 | $572,000 | −2.6% | 205 |
| 1820 Overlook Springs Lane Oct 29 · 5 bd · 4 ba · 3,030 sf | Highlands at Sawnee Mountain | $589,900 | $574,900 | −2.5% | 71 |
Biggest cuts this week
| Listing | Community | Was | Now | Cut | DOM |
|---|---|---|---|---|---|
| 8565 Oak Hollow Way Oct 31 · 4 bd · 3 ba · 3,072 sf | Echo Grove | $721,670 | $599,990 | −16.9% | 114 |
| 3320 Promise Mill Lane Oct 29 · 3 bd · 2.5 ba · 2,035 sf | Ansley Towns | $476,610 | $398,989 | −16.3% | 56 |
| 5920 Violet Lane Oct 29 · 5 bd · 4.5 ba | Acacia | $826,990 | $749,990 | −9.3% | 61 |
| 4990 Iris Street Oct 29 · 4 bd · 4.5 ba · 6,115 sf | Garden Park | $1,165,000 | $1,100,000 | −5.6% | 34 |
| 1545 Bookhout Drive Oct 29 · 3 bd · 2.5 ba · 2,716 sf | Longlake | $850,000 | $799,900 | −5.9% | 51 |
| 2140 Vanig Drive Oct 29 · 4 bd · 4.5 ba · 3,961 sf | Estates at Daves Creek | $1,224,990 | $1,174,990 | −4.1% | 108 |
| 7470 Hightower Circle Oct 29 · 3 bd · 2 ba | — | $350,000 | $300,000 | −14.3% | 163 |
| 4665 Beechnut Circle Oct 31 · 5 bd · 4.5 ba · 3,417 sf | Settingdown Farms | $743,368 | $697,761 | −6.1% | 39 |
| 6430 Pine Ridge Circle Oct 31 · 4 bd · 3 ba · 2,016 sf | — | $570,000 | $525,000 | −7.9% | 28 |
| 3310 Promise Mill Lane Oct 29 · 3 bd · 2.5 ba · 2,035 sf | Ansley Towns | $443,750 | $399,789 | −9.9% | 56 |
Communities with the most reductions (30 days)
| Community | City | Reductions | Median cut |
|---|---|---|---|
| Berkeley Mill | Cumming | 8 | −1.7% |
| Longlake | Cumming | 7 | −2.2% |
| Settingdown Farms | Cumming | 7 | −3.8% |
| Shady Shores | Cumming | 6 | −1.8% |
| Arden on Lanier | Cumming | 6 | −1.5% |
| Hemingway | Cumming | 6 | −2.1% |
| Thalley Creek Estates | Cumming | 6 | −2.3% |
| Blackstock Mill | Cumming | 6 | −2.2% |
| Haven Abbey | Cumming | 5 | −1.1% |
| Ansley Towns | Cumming | 5 | −17.0% |
| River Manor | Cumming | 5 | −0.0% |
| Lanier Country Club Estate | Cumming | 5 | −0.6% |
| Carruth Lake Estates | Cumming | 4 | −1.6% |
| Stonehaven Pointe | Cumming | 4 | −2.2% |
| Hopewell Reserve | Cumming | 4 | −3.3% |
How to read this
Reductions are detected by comparing each listing’s asking price night over night in the MLS feed; a listing appears once per cut, and the share reduced counts each listing once. Relists at a new price under a new MLS number are not matched. Prices are asking prices. Source: live MLS feeds compiled by Momentum Research, updated November 2, 2026.