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6450 Manor Estates Dr, Cumming, GA 30028 Property Records

Forsyth County property record for 6450 Manor Estates Dr, Cumming, GA 30028

Property Summary

Property TypeSingle Family Home
Details4 bd · 2.5 ba · 2,477 sqft · built 2004
Lot Size1.03 acres (44,867 sqft)
Owner2 Individual Names on File
Last Sale$342,000 (Mar 2015)
Tax Bill$4,494 (2023)
Deeds & MortgagesAug 2019 Mortgage
Flood ZoneZone X (minimal risk)
APN165-000-173

Property Details

APN / Parcel Number

Primary APN165-000-173
Alternative APNs
  • 000000068525
  • 0000140885
  • 165 173

Interior

Bedrooms4 Beds
Full Baths2.5 Baths
Half Baths1 Half Bath
Plumbing Fixtures8 Plumbing Fixtures
Stories1 Story
Building Area2,477 sqft Living Area
Basement Area1,676 sqft
Fireplaces1 Fireplace
FireplaceFireplace

Exterior

Year BuiltBuilt 2004
Effective Year BuiltEffective 2004
Exterior MaterialOther
Construction TypeWood
Roof MaterialAsphalt
Lot Area44,867 sqft
Garage Area462 sqft
Parking Spaces2 Parking Spaces

Exterior Amenities

PorchOpen Porch
Porch Area28 sqft
Deck AreaDeck Area
Patio Area477 sqft

Utilities, Heating & Cooling

Cooling SystemCentral
Heating SystemCentral
Heating FuelGas

Location & Zoning

Account Number0000140885
Street Address6450 MANOR ESTATES DR
CityCUMMING
StateGA
Zip30028-5926
Property CategoryResidential
Property TypeResidential > Single Family > Home
Local Zoning CodeR2R
Legal Description3-1 173 LT40 MANOR@HARMON LAKE
Legal SubdivisionMANOR AT HARMON LAKE
Legal Block2
Legal Lot Number40
JurisdictionFORSYTH GA
Township / Civil DivisionSILVER CITY
Census Block Group2
Census Block2006
Census Tract130203

Owner

6450 Manor Estates Dr is owned and occupied by two individuals who bought it in March 2015.

Source: Forsyth County records, as of May 27, 2026

Owner of Record2 Individual Names on File
Mailing Address6450 MANOR ESTATES DR, CUMMING, GA 30028-5926
OccupancyOwner Occupied
Owner TypeIndividual

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Deeds, Mortgages & Sale History

Assessor's Deed Record

Deed Names2 Names on Deed
Last SaleMar 16, 2015 · Amount on File
Deed SaleMar 16, 2015 · Amount on File
Prior SaleNov 13, 2007 · Amount on File
Deed Document Number20152221
Deed Book / Page7309 / 692
Record UpdatedOct 29, 2026

August 2019: Deed of Trust, Mortgage

Document TypeDeed of Trust
JurisdictionFORSYTH GA
Property Address6450 MANOR ESTATES DR, CUMMING, GA 30028-5926
Document Number0090460488
Instrument DateAug 20, 2019
Transaction TypeMortgage
Record UpdatedOct 8, 2019
Title CompanyNOT AVAILABLE

Transferred To (Grantee/Buyer)

NameVerified Name
RelationshipJoint Tenants with Right of Survivorship
Address6450 MANOR ESTATES DR CUMMING GA 300285926, CUMMING, GA 30028-5926

Mortgage

Document Number0090460488
DateSep 26, 2019
Book Page009046/000488
Lender
NameLOCAL MTG
TypeMortgage Company
AddressMEMPHIS, TN 38125
Agreement
TypeConventional with PMI
AmountAmount on Record
Term360 Months
DueSep 25, 2049

Tax Assessment & Valuation

Source: Forsyth County assessment roll, as of May 27, 2026

Property Jurisdictions

TypeName
StateGeorgia
CountyForsyth County
Unified School DistrictForsyth County School District (PK - 12)

Tax Bill & Assessment History

YearTax BillAssessed ValueAssessed Market Value
2025$263,364 Land $52,000 Building $211,364$658,410 Land $130,000 Building $528,410
2023$4,494.00 (-1.53%) Homeowner's exemption$230,812 (+50.15%) Land $36,000 Building $194,812$577,030 (+50.15%) Land $90,000 Building $487,030
2022$4,564.00 Homeowner's exemption$153,724 Land $20,000 Building $133,724$384,310 Land $50,000 Building $334,310

Assessed value and assessed market value are set for property tax purposes, not market price estimates; both are a fraction of this property's market value.

Flood

FEMA maps place 6450 Manor Estates Dr in Zone X, an area of minimal flood risk.

Source: FEMA National Flood Hazard Layer, effective September 3, 2025

FEMA Flood ZoneZone X
minimal risk
Flood Insurance RequirementNot required
lenders may require it

Values are read at the parcel center point; lenders make the official flood determination.

Wildfire

Wildfire risk around 6450 Manor Estates Dr is moderate, ranking above 48% of the US, with a 0.1% annual chance of wildfire.

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire RiskModerate
above 48% of the US · above 58% of Georgia
Wildfire Likelihood0.1% annual chance
ExposureDirect
burnable vegetation

Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.

Drinking Water

Source: EPA Safe Drinking Water Information System, as of September 2026

Water SystemFORSYTH CO. WATER & SEWER
serves 161,200 people · EPA ID GA1170050
Water SourceSurface water
Last State InspectionMay 2024
Lead1 ppb (2022–2024)
action level 15 ppb

Violations Reported to EPA

Water QualityNone
last 10 years
Treatment and ProcedureNone
last 10 years
Monitoring and ReportingNone
last 3 years

Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes.

Internet Providers

Source: FCC Broadband Data Collection, based on 30 locations within half a mile, as of December 31, 2025

ProviderMax Down / Up (Mbps)
Xfinity
Cable		2,000 / 250
Verizon
Fixed Wireless		300 / 20
T-Mobile
Fixed Wireless		100 / 20
AT&T
Fixed Wireless		100 / 20

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