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Single Family ResidenceResidential
$643,804$270 / 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 95How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026

5565 HOWARD RD

CUMMING, GA 30040
4
Beds
2
Baths
2,388 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.
1 ac
Lot SizeThe size of the land the home sits on, from county records.
1999
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$644K
$610K low$678K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$5,219 (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.$212,840 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$54,672
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$158,168
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$203,472
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$532,100

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.59
51
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
21
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.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.15 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%

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.1.00
ConstructionThe main material the home's frame and walls are built from.Brick
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 · 934 ft²Porch · 528 ft²

Transaction History(4)

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 · 2.9 mi
M
Hendricks Middle SchoolA
Middle · Grades 6–8 · 2.9 mi
E
Sawnee Elementary SchoolA
Elementary · Grades KG–5 · 4.8 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

5565 Howard Rd 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.

  • Costs more per square foot than 75% of homes in Cumming 30040
  • Has a bigger lot than 87% of homes in Cumming 30040
  • Older than 69% of homes in Cumming 30040

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
$300K$1.3M

This home is worth more than 57% 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$643,804
CheaperTypical $599,289Pricier

Pricier than 57% of homes nearby

Price per ft²$270
CheaperTypical $237Pricier

Pricier than 75% of homes nearby

Living area2,388 ft²
SmallerTypical 2,588 ft²Bigger

Bigger than 44% of homes nearby

Lot size1 ac
SmallerTypical 0.31 acBigger

Bigger than 87% of homes nearby

Year built1999
OlderTypical 2005Newer

Newer than 31% of homes nearby

How 5565 Howard Rd ranks against every home in each area.
MeasureThis homeCumming 30040Forsyth County
Estimated valuepricier than$643,80457% of homes54% of homes
Price per ft²pricier than$27075% of homes71% of homes
Living areabigger than2,388 ft²44% of homes42% of homes
Lot sizebigger than1 ac87% of homes86% of homes
Year builtnewer than199931% of homes36% of homes

About 5565 Howard Rd

How much is 5565 Howard Rd, Cumming, GA worth?

The TopHap Estimate for 5565 Howard Rd, Cumming, GA is $643,804 as of Sep 24, 2026. The likely range is $609,583 to $678,025. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 5565 Howard Rd, Cumming, GA last sell?

5565 Howard Rd, Cumming, GA last sold on Oct 11, 2017, according to the county's recorded deed. TopHap holds 3 recorded sales for this parcel.

How big is 5565 Howard Rd, Cumming, GA?

5565 Howard Rd, Cumming, GA has 4 bedrooms, 2 bathrooms, 2,388 square feet of living space and a 1.00-acre lot.

When was 5565 Howard Rd, Cumming, GA built?

5565 Howard Rd, Cumming, GA was built in 1999, making it 27 years old. The building has 1 story.

What schools serve 5565 Howard Rd, Cumming, GA?

5565 Howard Rd, Cumming, GA is assigned to West Forsyth High School (high), rated A; Hendricks Middle School (middle), rated A; Sawnee 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 5565 Howard Rd, Cumming, GA compare to other homes in Cumming 30040?

Among the 29,030 homes in Cumming 30040, it is worth more than 57% of them ($643,804 against a typical $599,289), its price per square foot is higher than 75% of them ($270 against a typical $237), it is bigger than 44% of them (2,388 ft² against a typical 2,588 ft²), its lot is bigger than 87% of them (1 ac against a typical 0.31 ac) and it is newer than 31% of them (1999 against a typical 2005). Measured against all of Forsyth County, it is worth more than 54% 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 5565 Howard Rd, Cumming, GA?

The 2025 property tax bill for 5565 Howard Rd, Cumming, GA was $5,219. The county assessed it at $212,840.

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Assigned schools

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