221 homes · $589K–$857K · The Providence Group · Gated · 3 pickleball courts · Walkable to future retail
Promenade at Sawnee Village is The Providence Group’s flagship 55+ community in Cumming, Georgia — the 55+ district within the larger Sawnee Village master plan. Construction started in May 2024 with 221 single-family homes planned across three home collections: Arden, Motor Court, and Plaza.
Floor plans run 1,791 to 3,163 square feet with three to five bedrooms, two to five bathrooms, and attached two-car garages. Every home has the primary bedroom on the main level. Many plans include gourmet kitchens with central islands, open-concept living, covered patios, and optional upper-level bonus rooms or additional suites.
The community amenity package includes a clubhouse with catering kitchen and exercise room, resort-style pool, three pickleball courts, fire pit areas, and walking trails. The Sawnee Village location sits adjacent to the planned Market Square District — future walkable retail and restaurants that will be within walking distance when complete.
Forsyth County’s ~0.68% effective tax rate on market value (after homestead exemption) is the second lowest in the Atlanta 55+ community market, behind only Greene County. On a $700K Promenade home, that’s approximately $4,760/year in property taxes. In Spalding County (Sun City Peachtree), the same $700K home costs approximately $9,940/year in taxes — a $5,180/year difference. Over 20 years that gap compounds to over $100,000 in property tax savings.
Georgia’s retirement income exclusion adds further value: residents 65+ can exclude up to $65,000 per person ($130,000 per couple) from state income tax each year. Most retired couples in Promenade pay zero Georgia state income tax.
Promenade is best suited for buyers who want new construction, are comfortable with a premium Forsyth County price point ($589K–$857K), and value proximity to GA-400 access and the Cumming city center. It is one of the very few new-construction 55+ communities in Forsyth County with a full clubhouse, pool, and pickleball package from a national builder.
The walkability to future retail is a meaningful differentiator — once Market Square is complete, residents will have restaurants and shops within walking distance, something almost no other Atlanta-area 55+ community offers.
The HOA fee during construction phases is low (some MLS listings show $17–$225/month) because the community is still building out. Once all 221 homes are complete and the full amenity package is operational, the HOA will normalize at a higher rate. Ask the sales office for the projected stabilized HOA fee — not the current phase rate — when budgeting your true carrying cost.
Promenade is the largest new-construction 55+ community in Cumming, but it is not the only option in Forsyth County. The Orchards of Central Park (160 homes, resale, HOA $325/mo) is a few miles south. Nestledown Farm (80 homes, resale, HOA $225–$275/mo) is a smaller gated option. For buyers who want a larger community with more amenities, Cresswind at Lake Lanier (Hall County, HOA $339/mo) is 30 minutes east in Gainesville.
We run the complete all-in annual cost — HOA, property tax, insurance, and CDD check — and compare against the other Cumming communities at your price point.
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