If you have been watching real estate in Cumming or Suwanee lately, you might have noticed the "for sale" signs are staying up a little longer than they used to. We are currently seeing a distinct shift from the absolute frenzy of recent years into what we call a transitioning market. While it isn't fully a "buyer's market" yet, we are moving steadily toward a balanced market.

For the first time in a long while, buyers have room to breathe. The median sale price is hovering right around $600,000. Depending on the exact neighborhood, we are seeing prices stabilize or even soften slightly by about 2% to 3% year-over-year. This isn't a crash; it is just the market taking a deep breath after sprinting for three years.

Inventory levels are also telling a clear story. We are sitting at approximately 3.4 months of supply, which is a healthy increase from the scarcity of 2021 and 2023. What this means for you is that the days of twenty offers in twenty minutes are mostly behind us. Stability has returned, and with it, the opportunity to actually negotiate.

Key Trends Shaping the Market in 2026

The biggest question I get over coffee these days is, "Are prices going to crash?" The short answer is no, but we are seeing a necessary correction. Prices aren't falling off a cliff, but sellers can no longer price their homes with the aggressive premiums we saw in 2022. The market is enforcing a ceiling, and realistic pricing is the only way to move a property.

Another major trend is the sheer volume of choices available. Active listings have grown significantly compared to last year. This increase is reducing buyer fatigue—you no longer have to settle for a house you don't love just because it's the only one available. If a home doesn't check all your boxes, there is likely another one coming to market next week that will.

We also can't ignore the impact of builders. There is significant activity in new construction, particularly in North Forsyth and near the Dawsonville Highway. Builders are helping to alleviate supply constraints, with median new home prices generally landing between $223 and $247 per square foot.

Finally, the pace of sales has slowed. Homes are averaging over 60 days to go pending. If you see a house sit for two months, it doesn't necessarily mean something is wrong with it; it just means the market has returned to a normal rhythm where "coming soon" marketing is less critical than setting the right price from day one.

Forsyth County vs. Atlanta Metro: How It Compares

When you look at the price tag in Forsyth County, it helps to have some context. With a median price around $600,000, this area sits at a significant premium compared to the broader Georgia and Atlanta metro median, which usually falls in the $360,000 to $400,000 range. So, why the extra cost?

The value proposition here usually comes down to infrastructure and lifestyle. Buyers here are generally paying for newer infrastructure, significantly larger lots, and access to highly rated school districts. It is a trade-off: you are accepting a longer commute to I-285 in exchange for amenities like Halcyon, Lake Lanier, and an abundance of parks.

We are also seeing a continuous "Northward Shift." As prices in Alpharetta and Milton continue to climb, demand spills north across the county line. Buyers are finding that they can get slightly more attainable luxury here while staying close to the shopping and dining corridors they love.

Sub-Markets: South Forsyth vs. North Forsyth

It is impossible to talk about this market as a single block because the experience varies wildly depending on your zip code. Generally, we divide the area into two distinct personalities: South Forsyth and North Forsyth.

South Forsyth (30041, 30024, 30005)

This area borders Johns Creek and Alpharetta and feels like a direct extension of those affluent suburbs. You will find higher density, established swim/tennis communities, and generally higher prices. In these zip codes, it is common to see homes trading well above $700,000. It is ideal for those who want a shorter commute to the perimeter and don't mind living a bit closer to their neighbors.

North Forsyth (30040, 30028)

Head north, and the landscape changes. This area offers a more rural feel that is rapidly developing. You will typically find more land and newer construction here at a slightly lower price point. There is more inventory available in the $450,000 to $600,000 range, making it a popular target for new construction homes in Forsyth County.

Between these two lies the GA-400 corridor, where developments like Halcyon are creating a new "center of gravity." It is no longer just a bedroom community; there are legitimate entertainment hubs right in the middle of the county now.

Taxes, HOAs, and Cost of Living

For relocators, the bottom line means a great deal. Forsyth County may reflect lower total tax burdens compared to Fulton County usually; however, here are some details you will need to know for 2026.

Property Taxes & HB 717

The most significant victory for homeowners this year is the Floating Homestead Exemption, HB 717, taking effect in January of 2026. Assessment increases can't rise above 4% a year with this legislation. So, in a time when property values have skyrocketed, this protects against surprise tax hikes, keeping long-term affordability in check.

Senior Exemptions

If you're looking at Forsyth for retirement, the tax situation is even better. The county offers robust school tax exemptions for residents aged 65-plus. Since school taxes make up a huge chunk of the annual bill, this exemption could save seniors thousands every year.

HOA Fees

If you are browsing Cumming real estate listings, assume there will be an HOA. They are almost mandatory in this market to maintain the swim/tennis amenities most neighborhoods offer.

• Standard Neighborhoods: Typically $600 to $1,500 per year.

• Gated or Golf Communities: Can go significantly higher depending on the service level.

Millage Rates

On the county side, the Maintenance & Operations (M&O) millage rate has held steady at 4.791 mills, showing fiscal stability even as the county grows.

Strategy for Buyers in 2026

If you are buying this year, you have leverage that you didn't have twelve months ago. The most important stat to remember is that roughly 71% of homes are selling under the list price. Do not be afraid to make an offer below the asking price. The market expects negotiation now.

Beyond just the price, look for concessions. Instead of just asking for a $10,000 price reduction, it might be smarter to ask the seller to cover closing costs or fund a rate buydown. This often helps your monthly payment more than a small drop in the purchase price would.

Because homes are sitting on the market longer, you have time for due diligence. In 2022, buyers were waiving inspections just to get a foot in the door. Do not do that today. Use the slower pace to your advantage and inspect everything thoroughly.

Also, keep an eye on new developments. Builders are sitting on inventory and are often more willing to negotiate than individual sellers. They are currently offering aggressive incentives, including design center upgrades and closing cost coverage, to move homes quickly.

Strategy for Sellers in 2026

For sellers, 2026 is about adjusting to a "new normal." Aspirational pricing—listing high just to see what happens—is a strategy that fails in this market. Homes priced at fair market value are selling, while those that are overpriced are sitting stale for 60 days or more.

Condition is arguably more important now than ever. Buyers are picky because they have options and high interest rates make them budget-conscious. Deferred maintenance is a deal-killer in a $600,000+ market. If your roof is old or the HVAC is on its last legs, fix it before you list.

Presentation is non-negotiable. We are back to the basics where staging and professional photography make the difference between a scroll-past and a showing. And finally, bring your patience. You likely won't sell in a single weekend. Prepare yourself mentally for a 2 to 3-month timeline from listing to closing.

FAQs

Is Forsyth County a buyer's or seller's market right now?

The market is currently transitioning into a balanced market with approximately 3.4 months of supply. It is no longer a strong seller's market, giving buyers significantly more negotiating power than they have had in recent years.

What is the average home price in Forsyth County, GA?

As of early 2026, the median sold price in the county is hovering around $600,000. Prices have stabilized and even softened slightly, rather than continuing the steep upward trajectory of previous years.

Do seniors pay school taxes in Forsyth County?

This is a huge benefit for retirees here: residents aged 65 and older can apply for a total exemption from all school taxes. This significantly reduces the annual property tax bill for senior homeowners.

Are home prices dropping in Forsyth County?

Prices are stabilizing or softening slightly, showing a dip of about 2% to 3% year-over-year in some areas. However, this is a correction rather than a crash, as demand for the area remains healthy.