5940 Boulder Bluff Drive, Cumming, GA 30040

About this home

**$110,000 PRICE REDUCTION — NOW PRICED TO SELL! MOTIVATED SELLER!** You won't find a luxury home of this quality in the area priced to sell at only $129.00 per sq. ft. that is move in ready! Timeless elegance meets exceptional craftsmanship in this custom-built executive home, ideally located off Hendrix Road in sought-after Forsyth County. Brand new 2nd floor AC installed 9/2026. Brand new water heater installed 8/2026. Brand new repair and retreatment termite bond with Arrow installed 6/2026. Beautifully maintained and thoughtfully designed, this stunning four-sided brick and stone residence offers 6 bedrooms, 5 bathrooms, ideal multigenerational living, guests or additional entertaining space with 2 walk-in exterior entrances for the terrace level, and sits on a private, 3/4-acre lot with a four-board fenced backyard. Quality finishes and custom details are showcased throughout, including solid wood cabinetry, extensive crown molding, and rich hardwood floors on the main level. The chef's kitchen features a hidden oversized walk-in pantry, expansive granite island, stainless appliances, and seamless flow into the inviting fireside keeping room with stacked stone fireplace, built-in bookcases, soaring 18-foot ceiling, and walls of windows overlooking the private backyard. A built-in office nook provides the perfect work-from-home space. The open-concept family room offers a coffered ceiling, custom built-ins, a second fireplace, and beautiful views of the wooded setting. Enjoy outdoor living on the private deck accessible from both the family and keeping rooms. The main level also includes a guest bedroom with a full bath and an elegant formal dining room with a butler's pantry. The oversized primary suite is a true retreat, featuring a luxurious spa bath and an enormous walk-in wardrobe closet. Upstairs, one secondary bedroom includes a private bath, while two additional bedrooms share a spacious Jack-and-Jill bath with separate vanities. A versatile media/playroom completes the upper level. Designed for entertaining, the finished terrace level boasts a custom granite-topped bar with solid wood cabinetry, an additional bedroom and full bath, and is a full daylight walkout basement with doors to the lower patio. An unfinished space offers endless possibilities for a workshop, hobby room, or future expansion. 3-car side-entry garage with storage space. Additional highlights include two koi ponds and an open storage shed in the backyard. The expansive backyard provides plenty of room for a future pool, outdoor activities, and creating lasting memories. Residents enjoy a pristine neighborhood with outstanding swim and tennis amenities, all within one of Forsyth County's most desirable locations. **A rare OPPORTUNITY to own a beautifully crafted home that combines timeless quality, spacious living, and an unbeatable location — now with a $110,000 price reduction!**

How this list price compares in Cumming

• List price is 27% above the Cumming median list price of $649,000 (1,279 homes).
• Compared with 1,106 single-family homes in Cumming: 20% above the median of $685,650.
• List price per square foot is 42% below the Cumming median of $222/SF.
• 3 homes for sale in Cool Springs.
• All 1,279 homes for sale in Cumming, GA.
• 1,623 homes for sale in Forsyth County.

Figures are list prices from current FMLS IDX inventory (Active, Active Under Contract and Pending), not sales prices or appraisals.

Home facts

Property type

Single-family home

Status

Pending

Bedrooms

6

Full baths

5

Living area

6,391 SF

Lot size

0.76 acres

Year built

2006

Levels

Two

Main-level bedrooms

1

Garage spaces

3

Parking

Attached, Driveway, Garage, Garage Door Opener, Garage Faces Side, Kitchen Level

Basement

Daylight, Exterior Entry, Finished, Finished Bath, Full, Walk-Out Access

Style

Traditional

Construction

Brick 4 Sides, Stone

Roof

Composition, Shingle

Flooring

Carpet, Ceramic Tile, Hardwood, Wood

Heating

Central, Forced Air, Natural Gas, Zoned

Cooling

Ceiling Fan(s), Central Air, Zoned

Fireplaces

2

Appliances

Dishwasher, Disposal, Double Oven, Dryer, Gas Cooktop, Gas Oven, Gas Range, Gas Water Heater, Microwave, Refrigerator, Self Cleaning Oven, Washer

Lot

Back Yard, Landscaped, Private, Rectangular Lot, Sprinklers In Front, Sprinklers In Rear

Community

Clubhouse, Curbs, Homeowners Assoc, Playground, Pool, Street Lights, Tennis Court(s)

HOA

$1,200 annually

Annual tax

$1,700 (2025)

County

Forsyth

Assigned schools

• HighNorth Forsyth
• MiddleNorth Forsyth
• ElementaryMatt

As reported in the listing. Verify with the school district.