Cumming GA · Forsyth County · 2000s

Timberbrook

~140 homes · $300K–$450K · HOA ~$175–$250/mo · Various

OverviewTrue CostsAtlanta Hub

About Timberbrook

Timberbrook is an active adult community in Cumming, Forsyth County. Listed on 55places as part of the Cumming 55+ inventory. Established community with mature landscaping. Entry-level price point for Forsyth County active adult living. Forsyth County ~0.68% effective rate.

Amenities

Clubhouse, pool. Established community with mature trees and landscaping.

Forsyth County tax advantageForsyth County’s ~0.68% effective rate on market value is the second lowest in the Atlanta 55+ market. On a $450K home, that’s approximately $3,060/year — versus approximately $6,390/year in Spalding County (Sun City Peachtree) at the same price. Georgia’s $65K/person retirement income exclusion applies for residents 65+.

Cumming Context

Cumming has 13 active adult communities on 55places — more than any other single city in the Atlanta market. This density of options is both an advantage and a challenge: buyers have genuine choice, but need to compare HOA fees, coverage, amenities, and construction type carefully to find the best fit.

Timberbrook is one of ~140 homes. At that scale the community has enough residents to support meaningful social programming. Compare against Brannon Oak Farm (218 homes, full-time activities director) if social programming is a priority.

Questions About Timberbrook?

We can pull current resale inventory, verify HOA fees, and compare against all 13 Cumming communities at your price point.

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