Buying a home in Cumming, with the numbers in hand.

Every listing looks good online

The photos are bright, the description says "move-in ready," and the price looks about right. What the listing can't tell you is whether that price is right for that street, what the last three homes like it actually sold for, or why it has been sitting for forty days while the one around the corner went under contract in a weekend.

And then you find one you love. You've already pictured where the couch goes. Somewhere in the back of your mind is a quieter question: am I about to make a $600,000 mistake?

That's the question I'm there to answer. Before you fall all the way for a house, you'll know what it's really worth, how it compares, and what kind of offer gives you the best chance at the best price. Choosing the wrong listing on Zillow costs you nothing. Buying the wrong house costs you for years.

Where to live is your call

Forsyth County sits north of Atlanta along GA 400, with Cumming at its center and Lake Lanier along its eastern edge. The drive, the price, the lot sizes and the setting change from one part of the county to the next, and the same goes for the towns just over the county line, from Alpharetta and Johns Creek to Dawsonville and Buford.

I'll give you what you need to choose well: what homes cost in each area, how long the drive is to where you work, what's nearby, and how fast homes there are selling. Then you decide where you want to live. If you're moving here from another state, here's how I plan a relocation.

Negotiating from the numbers

In September 2026, the median Forsyth County home closed at 97.3% of its list price, with 5.1 months of supply. That's the county as a whole. One street can be very different from the next, which is why every offer I write starts with that home's own numbers.

Sometimes the right move is a strong, clean offer on day one. Sometimes it's asking the seller to cover closing costs or fix what the inspection found. And sometimes it's walking away. I'll tell you which, and why, every time.

Some purchases carry more risk than others

A first home, where every step is new. A new build, where everyone in the model home works for the builder. A purchase that depends on selling the home you're in. Each one has its own ways to go wrong, and its own page: buying your first home, buying new construction, and selling and buying at the same time.

Do I have to sign something before we look at homes?

Yes. Since August 2024, agents across the country need a written agreement with a buyer before touring a home together, in person or by video. Mine is plain English: what I'll do for you, how I'm paid, and how long it lasts. We'll go through it together before the first showing, so nothing about it is a surprise.

How do you find homes that are not on Zillow yet?

Some sellers would rather sell quietly, and some homes are about to list. I hear about them through my team and the agents I work with every week. Save your search with me, and when one fits what you're after, you hear about it first.

What happens after my offer is accepted?

In Georgia, most contracts start with a due diligence period, usually a week or two that we negotiate up front. During it you inspect everything, and you can walk away for any reason and keep your earnest money. Once it ends, walking away gets expensive. I keep the dates in front of you the whole way, and the closing itself happens at a closing attorney's office, which is how Georgia does it.

Is there anything I need to do after I move in?

File your homestead exemption with the Forsyth County Board of Assessors. It lowers your property taxes, and it has to be in by April 1 for that tax year. I'll remind you.

Step one is a short conversation

Text or call me at 678-679-8531 with where you'd like to live, your price range and your timing. Or start browsing homes now, no account needed, and I'll be here when one catches your eye.