160 homes · Condos, attached, and single-family · HOA $325/mo · Private walkway to Forsyth County Central Park · Resale only
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Talk to a Specialist →The Orchards of Central Park is an Orchards Group 55+ community in Cumming built between 2019 and 2024. It is now sold out on new construction — all 160 homes are complete. This is a resale-only community going forward.
The 160 homes span three types: Southern Heritage ranch condominiums (single-story), attached townhomes, and single-family homes. All have first-floor master suites. The condo units include exterior maintenance and roof coverage in the HOA — a significant value at Forsyth County’s construction costs.
The community’s defining feature is a private sidewalk directly into Forsyth County’s Central Park — one of the county’s largest municipal parks. Residents walk to tennis courts, pickleball, walking trails, a recreation center with senior programming, sports fields, and a children’s playground. This is park access most 55+ communities in Atlanta don’t have.
The Orchards of Central Park HOA runs approximately $325/month. For condo owners, this covers exterior building maintenance including roof replacement and exterior painting — significant items that single-family homeowners must budget separately. For all units, it covers weekly lawn maintenance, common area upkeep, pool, and clubhouse operations.
This is a comprehensive HOA relative to Forsyth County standards. Buyers comparing against Promenade at Sawnee Village (estimated $250–$350/mo stabilized) or Nestledown Farm ($225–$275/mo) should normalize what each HOA actually covers before comparing numbers.
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Orchards of Central Park is ideal for buyers who want a finished, established community with a proven social culture and immediate park access. Since it’s resale-only, buyers benefit from being able to see exactly what they’re getting — no construction noise, no waiting for amenities to open. The community runs an active social calendar and residents describe it as having a genuine neighborhood feel.
Condo buyers who want exterior maintenance off their plates will find the $325/mo particularly compelling — when you factor in that it covers roof and exterior painting, the effective cost-to-coverage ratio is strong compared to single-family HOAs in Cumming.
Orchards of Central Park is sold out, which means all available inventory is resale. In an established 55+ community this can actually work in your favor: you can see resale price trends, read real community reviews, and verify HOA financial health before you buy. The HOA website at orchardscentralpark.com is public and provides governing documents for prospective buyers.
We can pull current resale inventory, verify the HOA fee and financials, and compare against active new-construction options in Cumming.
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