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Single Family ResidenceResidential
$488,747$301 / 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 96How 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

6050 VALLEY STREAM DR

CUMMING, GA 30040
3
Beds
2
Baths
1,624 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.
1.12 ac
Lot SizeThe size of the land the home sits on, from county records.
1986
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.

Valuation

$489K
$470K low$508K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$3,920 (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.$159,868 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$59,404
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$100,464
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$159,232
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$399,670

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.49
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
19
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.
45
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.1.12
ConstructionThe main material the home's frame and walls are built from.Masonry/Concrete Masonry Units (Cmus)
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.Shed · 440 ft²Patio · 188 ft²Porch · 364 ft²

Transaction History(3)

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.

E
Midway Elementary SchoolA+
Elementary · Grades KG–5 · 1.1 mi
H
Denmark High SchoolA
High · Grades 9–12 · 1.9 mi
M
Desana Middle SchoolA+
Middle · Grades 6–8 · 2.9 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

6050 Valley Stream Dr 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.

  • Worth less than 74% of homes in Forsyth County
  • Costs more per square foot than 88% of homes in Cumming 30040
  • Smaller than 86% of homes in Cumming 30040
  • Has a bigger lot than 89% of homes in Cumming 30040
  • Older than 91% 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
$305K$1.3M

This home is worth more than 30% 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$488,747
CheaperTypical $600,752Pricier

Pricier than 30% of homes nearby

Price per ft²$301
CheaperTypical $237Pricier

Pricier than 88% of homes nearby

Living area1,624 ft²
SmallerTypical 2,592 ft²Bigger

Bigger than 14% of homes nearby

Lot size1.12 ac
SmallerTypical 0.31 acBigger

Bigger than 89% of homes nearby

Year built1986
OlderTypical 2005Newer

Newer than 9% of homes nearby

How 6050 Valley Stream Dr ranks against every home in each area.
MeasureThis homeCumming 30040Forsyth County
Estimated valuepricier than$488,74730% of homes26% of homes
Price per ft²pricier than$30188% of homes85% of homes
Living areabigger than1,624 ft²14% of homes16% of homes
Lot sizebigger than1.12 ac89% of homes88% of homes
Year builtnewer than19869% of homes10% of homes

About 6050 Valley Stream Dr

How much is 6050 Valley Stream Dr, Cumming, GA worth?

The TopHap Estimate for 6050 Valley Stream Dr, Cumming, GA is $488,747 as of Sep 24, 2026. The likely range is $469,922 to $507,572. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

How big is 6050 Valley Stream Dr, Cumming, GA?

6050 Valley Stream Dr, Cumming, GA has 3 bedrooms, 2 bathrooms, 1,624 square feet of living space and a 1.12-acre lot.

When was 6050 Valley Stream Dr, Cumming, GA built?

6050 Valley Stream Dr, Cumming, GA was built in 1986, making it 40 years old. The building has 1 story.

What schools serve 6050 Valley Stream Dr, Cumming, GA?

6050 Valley Stream Dr, Cumming, GA is assigned to Midway Elementary School (elementary), rated A+; Denmark High School (high), rated A; Desana Middle School (middle), rated A+. All sit in Forsyth County School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 6050 Valley Stream Dr, Cumming, GA compare to other homes in Cumming 30040?

Among the 28,895 homes in Cumming 30040, it is worth more than 30% of them ($488,747 against a typical $600,752), its price per square foot is higher than 88% of them ($301 against a typical $237), it is bigger than 14% of them (1,624 ft² against a typical 2,592 ft²), its lot is bigger than 89% of them (1.12 ac against a typical 0.31 ac) and it is newer than 9% of them (1986 against a typical 2005). Measured against all of Forsyth County, it is worth more than 26% 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 6050 Valley Stream Dr, Cumming, GA?

The 2025 property tax bill for 6050 Valley Stream Dr, Cumming, GA was $3,920. The county assessed it at $159,868.

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