If you have been looking at a map of North Georgia and circling areas that offer the perfect balance of upscale living and small-town charm, your pen has likely landed on Forsyth County. As we settle into 2026, this area—sitting roughly 30 to 45 minutes north of the Atlanta perimeter—has solidified its reputation as one of the premier destinations for active adults in the Southeast.
It is easy to see why folks are relocating to Forsyth County. You get the convenience of GA-400 taking you straight to the city, but you are far enough north to enjoy the rolling foothills and a slower, semi-rural pace. But let’s be honest: while the scenery is beautiful, the real draw for many retirees here is the financial picture. The county offers a "Total School Tax Exemption" for residents over 65 that can save you thousands of dollars annually.
Whether you are looking for a maintenance-free villa or a luxury home near the golf course, living in Cumming, GA offers a lifestyle that is hard to beat. From top-tier medical care at Northside Hospital Forsyth to the high-end dining at Halcyon, here is everything you need to know about making the move.
Why Active Adults Choose Forsyth County
When you look at the numbers, choosing Forsyth over neighboring counties often comes down to a mix of strategy and lifestyle preference. It’s not just about finding a pretty house; it’s about where your retirement budget stretches the furthest without sacrificing quality of life.
Significant Tax Benefits This is usually the deciding factor for buyers I talk to. In Georgia, property taxes are a big part of your housing cost, and usually, the school tax portion makes up 60% to 70% of that total bill. In Forsyth County, once you turn 65 and claim your homestead exemption, you are exempt from all local school taxes on your primary residence. There is typically no income limit for the basic senior exemption, meaning high-income retirees get the break, too. It changes the monthly budget math dramatically.
Top-Tier Healthcare As we age, proximity to good doctors moves up the priority list. Northside Hospital Forsyth in Cumming isn’t just a satellite clinic; it is a nationally recognized hub with specialized centers for cardiac care, cancer treatment, and stroke care. You don't have to drive into downtown Atlanta to see a specialist.
Safety and Accessibility Forsyth consistently ranks among the safest counties in Georgia, offering peace of mind whether you are home or traveling. Plus, the location is strategic. You are halfway between the cultural hub of Atlanta and the relaxing Blue Ridge Mountains. You can catch a flight or catch a trout on the same day.
Top 55+ and Active Adult Communities in Forsyth County
The inventory for senior living homes for sale has evolved. It’s no longer just one-size-fits-all. In 2026, you have options ranging from massive resort-style neighborhoods to intimate, quiet enclaves. Here are a few active adult listings in Forsyth County that you should know about.
Mountain Crest (Bridlewood Section) If you want the amenities of a massive master-planned community but the peace of a 55+ section, this is a great pick. Bridlewood is the active adult enclave within Mountain Crest. You get access to a huge clubhouse, swimming pools, and pickleball courts. It’s social and lively, and because it is attached to a wider community, it doesn’t feel isolated from the rest of the world.
The Orchards (Brand Communities) "The Orchards" is a developer name you will see often. Whether it is The Orchards of Big Creek, Stoney Point, or Central Park, these communities are famous for their "ranch-condo" style homes. They are perfect for buyers who want true maintenance-free living where the exterior work is completely handled by the HOA. The social clubs here are usually very active, making it easy to make friends.
Wellstone Located incredibly close to Northside Hospital and the shopping districts, Wellstone is a luxury gated condo community. This is ideal for the "lock-and-leave" buyer who might spend summers elsewhere. The finishes are high-end, and the vibe is upscale and quiet.
Villas at Bethelview For those who prefer a detached home over a condo but still want that specific 55+ environment, this is a strong contender. It offers a smaller, quieter neighborhood feel compared to the mega-communities.
Promenade at Sawnee Village This is a newer option that appeals to buyers who want walkability. Being able to walk to grocery stores or coffee shops is a huge plus as you get older, and Promenade offers that connectivity to local conveniences.
Price Check: As of early 2026, expect to see prices generally ranging from $400,000 to $700,000+ for these types of homes.
HOA Expectations: Fees typically run between $250 and $450 per month, usually covering lawn care, trash, and sometimes exterior building maintenance.
The Cost of Retirement Living in Cumming & Forsyth
Beyond the purchase price, you need to know what the monthly burn rate looks like. While Forsyth County is affluent, the cost of living for retirees is often lower than in nearby Fulton County (Alpharetta/Milton) because of that tax break.
Home Prices and Premiums Active adult homes often carry a price premium. You are paying for the scarcity of the "ranch on a slab" floor plan. Entry-level options in older communities might start in the high $300Ks, but for newer construction or updated luxury units, you are looking at $700,000 or more.
HOA: An Investment, Not Just a Fee When you see an HOA fee of $350, don't panic. You have to calculate what you are not paying. That fee usually replaces your landscaper ($150/month), your trash bill, and in the case of condos, the insurance on the structure of your home. When you break it down, the "net" cost is often quite reasonable for the services provided.
Utilities and Services Utility costs are standard for metro Atlanta. However, you should check for senior discounts. For example, some seniors qualify for discounts on county water or trash services depending on the provider. It pays to ask.
Lifestyle: Dining, Shopping, and the Great Outdoors
Retirement here isn\'t about sitting in a rocking chair (unless you want it to be). The lifestyle is incredibly active, with plenty of places to spend your time and money.
Shopping and Dining Hubs If you want a walkable, upscale experience, Halcyon in South Forsyth is the place to go. It has a vibe similar to Alpharetta’s Avalon but feels a bit more local. You can grab dinner, do some shopping, and walk directly onto the Greenway. The Collection at Forsyth remains a staple for retail therapy, and the Cumming City Center has developed into a fantastic spot with a nostalgic "town center" feel, hosting concerts and events.
Outdoor Recreation For walkers and cyclists, the Big Creek Greenway is a crown jewel. It offers over 11 miles of flat, paved trails winding through the woods and wetlands. It’s gentle on the knees and connects all the way down to Alpharetta. If you want a better view, head up to the Sawnee Mountain Preserve for a hike that overlooks the entire county.
Lake Life We can't talk about Forsyth without mentioning Lake Lanier. Even if you don't own a boat, the marinas and parks offer plenty of spots for lakeside dining, fishing, or just watching the sunset. It’s a major draw for grandkids when they come to visit.
Age-Restricted vs. Age-Targeted: What’s the Difference?
As you browse 55+ homes in Cumming, you will see two different terms that sound the same but mean very different things legally.
Age-Restricted (55+) These communities comply with the Housing for Older Persons Act (HOPA). Legally, at least 80% of the units must be occupied by at least one person aged 55 or older. These neighborhoods have strict rules. Usually, children (under 18 or 19) cannot live there permanently, though they can visit for a set number of days per year. This ensures a quiet environment.
Age-Targeted These neighborhoods are designed for active adults—think master-on-main floor plans and lawn maintenance included—but they do not have a legal age restriction. This is great if you want the lifestyle but perhaps have an adult child living with you, or if you simply prefer a multi-generational mix of neighbors. It’s important to know which one you are buying into for resale purposes.
Frequently Asked Questions
Does Forsyth County tax retirement income?
This is a state-level question, and the news is good. Georgia is very tax-friendly for retirees. For residents aged 65 and older, the state offers a retirement income exclusion of up to $65,000 per person. This applies to state income taxes, while your county benefits apply to property taxes.
What is the senior school tax exemption in Forsyth County?
This is the primary financial driver for retirees here. Once you turn 65, you are exempt from paying the school portion of your property taxes on your primary home. Since school taxes are the largest chunk of the bill, this exemption effectively slashes your annual property tax obligation by more than half in most cases.
Are there medical facilities near these communities?
Yes, accessibility to healthcare is excellent. Most retirement communities in the county are within a 15-minute drive of Northside Hospital Forsyth in Cumming. The area is also dense with specialist offices, urgent cares, and pharmacies.
How far is Forsyth County from Atlanta Airport?
Distance to Hartsfield-Jackson Atlanta International Airport depends on where exactly you live in the county and the time of day. generally, you should plan for a 45 to 60-minute drive. If you are in South Forsyth, it’s a straight shot down GA-400; from North Forsyth, add another 15 minutes.
