Mortgage lender in Forsyth County, GA

Buying in Forsyth County

Forsyth County, with its county seat in Cumming, is largely unincorporated; its communities include the areas along Georgia 400 south of Cumming and the western shore of Lake Lanier. Forsyth County files are handled by Steve Umansky, Sr. Branch Manager, NMLS #61764, who is licensed in Georgia, from our Southampton, PA office.

2026 conforming limit

$832,750

2026 FHA limit

$718,750 (one-unit, set by HUD)

Above the conforming limit

Jumbo pricing

Closing commonly handled by

closing attorney

State housing agency

Georgia Department of Community Affairs (general information; not a participating lender)

Your officer

Steve Umansky, NMLS #61764

2026 limits for a one-unit property. Forsyth County is not designated a high-cost area for conforming loans, so the national baseline of $832,750 applies. Sources: FHFA conforming loan limit values and HUD FHA mortgage limits.

Forsyth County: Georgia 400 and Lake Lanier

Forsyth has grown quickly along Georgia 400. South Forsyth is planned subdivisions, many of them recent, with homeowners associations and higher prices than most of the metro area; purchases above the conforming limit are jumbo loans. New construction is common, so we read the builder’s contract and match the lock to the completion date.

The eastern side of the county is Lake Lanier shoreline. Lake homes raise their own questions: whether the home is a primary residence or a second home, and how the dock and shoreline, which are controlled by the Army Corps of Engineers, are permitted. North of Cumming the county is more rural, with wells and septic systems.

Forsyth County by the numbers

Median home value

$550,400 (Census Bureau, ACS 2020–2024, table B25077)

Typical property tax

About 0.73% of home value a year: median tax bill $4,020 on a median value of $550,400 (Census Bureau, ACS 2020–2024, table B25103)

Transfer tax

$1 for the first $1,000 of the price and 10 cents for each additional $100 (Georgia Department of Revenue, real estate transfer tax)

The county median home value is $550,400. The 2026 one-unit conforming loan limit here is $832,750 and the FHA limit is $718,750.

Census figures are survey estimates for owner-occupied homes, not appraisals or tax quotes. We use the actual tax bill for the property when we quote.

Closing and programs in Georgia

Closings in Georgia are typically handled by a closing attorney. The closing process, state transfer and recording taxes and first-time buyer programs are covered on the Georgia page. Property taxes are set locally; we take the figure from the tax record for the address.

Questions Forsyth County buyers ask

Georgia notice. In Georgia, Stellar Mortgage Corporation does business as Welcome Home Lending Corporation, NMLS #2190975.

Limits shown are the 2026 FHFA and HUD figures for Forsyth County. Loan limits, tax rates and agency programs are set by third parties and change. Not a commitment to lend.