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Single Family ResidenceResidential
$600,456$254 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 89How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Aug 30, 2026
Last sold for $249,000 on Jan 31, 2006

3985 ALMANDINE WAY

CUMMING, GA 30040
4
Beds
3 / 1
Baths
2,361 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.23 ac
Lot SizeThe size of the land the home sits on, from county records.
2006
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$600K
$536K low$665K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$249,000 · Jan 31, 2006

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$5,303 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$216,264 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$66,000
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$150,264
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$210,472
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$540,660

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.48
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
16
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
86
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
96
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
41
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyForsyth
Lot (acres)The size of the land the home sits on, from county records.0.23
ConstructionThe main material the home's frame and walls are built from.Masonry/Concrete Masonry Units (Cmus)
RoofThe main material covering the roof, such as asphalt shingle or tile.Asphalt
HeatingThe type of heating system in the home.Central
CoolingThe type of cooling or air conditioning in the home.Central
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Patio · 240 ft²Porch · 28 ft²

Transaction History(1)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

H
West Forsyth High SchoolA
High · Grades 9–12 · 0.7 mi
M
Hendricks Middle SchoolA
Middle · Grades 6–8 · 0.9 mi
E
Vickery Creek Elementary SchoolA+
Elementary · Grades KG–5 · 2.6 mi

District: Forsyth County School District

Neighborhood · ZIP 30040These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.81
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.85
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.60

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.97%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.35%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.3.8%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.0%
PopulationHow many people live in this area.91,379
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.1,545 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$126,354
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$143,389
Average tempThe average temperature here across a full year.59°F
Annual precipHow much rain and melted snow falls here in a typical year.56 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.61%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

3985 Almandine Way measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Has a smaller lot than 71% of homes in Forsyth County

What homes are worth in Cumming 30040

Each bar is how many homes fall in that price range. The marker is this home.

This home
$304K$1.3M

This home is worth more than 50% of homes in Cumming 30040.

How it measures up in Cumming 30040

The dot is this home. The mark in the middle is the typical home in Cumming 30040.

Estimated value$600,456
CheaperTypical $604,000Pricier

Pricier than 50% of homes nearby

Price per ft²$254
CheaperTypical $238Pricier

Pricier than 64% of homes nearby

Living area2,361 ft²
SmallerTypical 2,575 ft²Bigger

Bigger than 43% of homes nearby

Lot size0.23 ac
SmallerTypical 0.31 acBigger

Bigger than 36% of homes nearby

Year built2006
OlderTypical 2005Newer

Newer than 57% of homes nearby

How 3985 Almandine Way ranks against every home in each area.
MeasureThis homeCumming 30040Forsyth County
Estimated valuepricier than$600,45650% of homes46% of homes
Price per ft²pricier than$25464% of homes58% of homes
Living areabigger than2,361 ft²43% of homes41% of homes
Lot sizebigger than0.23 ac36% of homes29% of homes
Year builtnewer than200657% of homes61% of homes

About 3985 Almandine Way

How much is 3985 Almandine Way, Cumming, GA worth?

The TopHap Estimate for 3985 Almandine Way, Cumming, GA is $600,456 as of Aug 30, 2026. The likely range is $535,580 to $665,332. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 3985 Almandine Way, Cumming, GA last sell?

3985 Almandine Way, Cumming, GA last sold on Jan 31, 2006 for $249,000, according to the county's recorded deed.

How big is 3985 Almandine Way, Cumming, GA?

3985 Almandine Way, Cumming, GA has 4 bedrooms, 3 bathrooms, 2,361 square feet of living space and a 0.23-acre lot.

When was 3985 Almandine Way, Cumming, GA built?

3985 Almandine Way, Cumming, GA was built in 2006, making it 20 years old. The building has 2 stories.

What schools serve 3985 Almandine Way, Cumming, GA?

3985 Almandine Way, Cumming, GA is assigned to West Forsyth High School (high), rated A; Hendricks Middle School (middle), rated A; Vickery Creek Elementary School (elementary), rated A+. All sit in Forsyth County School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 3985 Almandine Way, Cumming, GA compare to other homes in Cumming 30040?

Among the 29,101 homes in Cumming 30040, it is worth more than 50% of them ($600,456 against a typical $604,000), its price per square foot is higher than 64% of them ($254 against a typical $238), it is bigger than 43% of them (2,361 ft² against a typical 2,575 ft²), its lot is bigger than 36% of them (0.23 ac against a typical 0.31 ac) and it is newer than 57% of them (2006 against a typical 2005). Measured against all of Forsyth County, it is worth more than 46% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 3985 Almandine Way, Cumming, GA?

The 2025 property tax bill for 3985 Almandine Way, Cumming, GA was $5,303. The county assessed it at $216,264.

More homes on Almandine Way

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