Forsyth County property record for 6465 Manor Estates Dr, Cumming, GA 30028
| Property Type | Single Family Home |
|---|---|
| Details | 5 bd · 2.5 ba · 2,719 sqft · built 2006 |
| Lot Size | 16.5 acres (719,176 sqft) |
| Owner | 2 Individual Names on File |
| Tax Bill | $5,359 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 165-000-161 |
| Primary APN | 165-000-161 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 5 Beds |
|---|---|
| Full Baths | 2.5 Baths |
| Half Baths | 1 Half Bath |
| Plumbing Fixtures | 8 Plumbing Fixtures |
| Stories | 1 Story |
| Building Area | 2,719 sqft Living Area |
| Basement Area | 1,921 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 2006 |
|---|---|
| Effective Year Built | Effective 2006 |
| Exterior Material | Other |
| Construction Type | Wood |
| Roof Material | Asphalt |
| Lot Area | 719,176 sqft |
| Garage Area | 484 sqft |
| Parking Spaces | 2 Parking Spaces |
| Porch | Porch |
|---|---|
| Porch Area | 280 sqft |
| Deck Area | Deck Area |
| Patio Area | 372 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Heating Fuel | Gas |
| Account Number | 0000139401 |
|---|---|
| Street Address | 6465 MANOR ESTATES DR |
| City | CUMMING |
| State | GA |
| Zip | 30028-5947 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | R2R |
| Legal Description | 3-1 173 LOT 28 MANOR @ HARMON LAKE |
| Legal Subdivision | MANOR AT HARMON LAKE |
| Legal Block | 2 |
| Legal Lot Number | 28 |
| Jurisdiction | FORSYTH GA |
| Township / Civil Division | SILVER CITY |
| Census Block Group | 2 |
| Census Block | 2006 |
| Census Tract | 130203 |
6465 Manor Estates Dr is owned and occupied by two individuals.
Source: Forsyth County records, as of May 27, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 6465 MANOR ESTATES DR, CUMMING, GA 30028-5947 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | 2 Names on Deed |
|---|---|
| Record Updated | Sep 20, 2026 |
The 2025 property tax bill for 6465 Manor Estates Dr was $5,359 with exemptions applied.
Source: Forsyth County assessment roll, as of May 27, 2026
| Type | Name |
|---|---|
| State | Georgia |
| County | Forsyth County |
| Unified School District | Forsyth County School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2025 | $5,359.00 | $194,911 Land $5,127 Building $189,784 | $604,460 Land $130,000 Building $474,460 |
| 2023 | $4,424.00 (-0.87%) Homeowner's exemption | $214,028 (+52.09%) Land $36,000 Building $178,028 | $535,070 (+52.09%) Land $90,000 Building $445,070 |
| 2022 | $4,463.00 Homeowner's exemption | $140,728 Land $20,000 Building $120,728 | $351,820 Land $50,000 Building $301,820 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 6465 Manor Estates Dr in Zone X, an area of minimal flood risk.
Source: FEMA National Flood Hazard Layer, effective September 3, 2025
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
Values are read at the parcel center point; lenders make the official flood determination.
Wildfire risk around 6465 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 Risk | Moderate above 48% of the US · above 58% of Georgia |
|---|---|
| Wildfire Likelihood | 0.1% annual chance |
| Exposure | Direct burnable vegetation |
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: EPA Safe Drinking Water Information System, as of September 2026
| Water System | FORSYTH CO. WATER & SEWER serves 161,200 people · EPA ID GA1170050 |
|---|---|
| Water Source | Surface water |
| Last State Inspection | May 2024 |
| Lead | 1 ppb (2022–2024) action level 15 ppb |
| Water Quality | None last 10 years |
|---|---|
| Treatment and Procedure | None last 10 years |
| Monitoring and Reporting | None 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.
Source: FCC Broadband Data Collection, based on 30 locations within half a mile, as of December 31, 2025
| Provider | Max 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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