Land for Sale in Forsyth County: 11.52 Acres on Bentley Road in Cumming

Crawford Lands has listed 11.52 acres at 6307 Bentley Road in Cumming, Forsyth County, for $2,150,000. The tract is zoned A1 today, carries about 347 feet of frontage on Bentley Road, and has Forsyth County water along the frontage and county gravity sewer on the west side of the property.

We are taking it to market as a Res1 rezoning opportunity, with a preliminary 10 lot concept plan drawn on the recorded survey. The timing is the point. On October 15, 2026 the Board of Commissioners extended the county’s residential rezoning moratorium for another 180 days, and Res1 is still one of only three zoning categories the county will accept an application for. That makes this one of a small number of residential development plays in Forsyth County that can actually move right now.

If you want the full offering memorandum, with the zoning map, the water and sewer exhibit, topography, comps and aerials, call Luke at 404-983-6710 or email luke@crawfordlands.com.

The property

The site sits in west Forsyth County about 1.8 miles from Vickery Village. Land Lots 105, 106, 111 and 112 of the 2nd District, 1st Section. The survey is by Richard Webb and Associates, job 25253, revised September 21, 2026. There is an existing one story brick house, a concrete drive, trailers and a barn in ruins on the property, all of which sit inside the proposed layout and come down.

Two things a buyer should know up front. The rear 3.193 acre piece is landlocked and is reached only through the front parcel, so the two pieces only work together. And the survey was revised in September 2026 to remove state waters buffers after review by the Forsyth County Department of Engineering. A branch centerline and a spring head still show on the survey as drainage features only.

Why Res1, and why that matters right now

Forsyth County has restricted residential rezoning applications since April 2025. The county has been rewriting its land use codes in response to population growth, and the Board of Education asked for a reduction in high density residential development as school enrollment climbed.

On October 15, 2026 commissioners unanimously approved a third extension, 180 days, now set to run through April 13, 2027. They also continued the exemption for three zoning categories: Res1, the mixed residential district and the mixed use center district. Board Chair Alfred John said county officials expect the pause to end much sooner than April, and County Attorney Ken Jarrard told the board the code rewrite is close to finished.

So the moratorium has not stopped residential land from trading in Forsyth County. It has narrowed what trades. If a tract cannot be made to fit Res1, MRD or MCD, its residential rezoning is on hold until the county lifts the pause. If it can, the application window is open today.

There is a second, separate freeze on sketch plats and land disturbance permits, but it applies to property that was rezoned residential before April 13, 2017. A new Res1 zoning on this tract would not be caught by it. That is our read of how the two overlap, and a buyer should confirm it with Forsyth County Planning and Community Development.

What Res1 actually allows

This is the part worth getting right, because the numbers set the yield. Res1 is Article II of Chapter 11 of the Forsyth County Unified Development Code, and its performance standards are in Table 11.2(b):

Our concept plan is deliberately more conservative than the code requires. It lays out 10 lots with a smallest lot of 40,635 square feet, against a code minimum of 37,000, and a density of 0.87 units per acre against a cap of 1.00. At 11.523 acres the density cap is 11 units.

The concept plan

The plan puts a single entrance off Bentley Road at the west end of the frontage, with a 50 foot right of way running about 1,090 feet to a cul de sac in the rear strip. Six lots sit west of the road and four east, all on county water and sewer. Lot sizes run from 40,635 to 45,976 square feet.

This concept plan is preliminary and for illustrative purposes only. Lot lines, road alignment and unit count are approximate and subject to change based on rezoning approval, engineering, survey and Forsyth County review.

Why not just subdivide it under A1

A fair question, and working through it is most of the value in the deal.

Under A1, seven or more lots, or any new street, makes the project a major subdivision, and A1 major subdivisions require 2 acre lots. On 11.52 acres that is about five lots and it burns the whole tract. An A1 minor subdivision avoids the major subdivision rules but caps at six lots with no new road, and the water note on the survey limits meters off an easement. Run the geometry and A1 gets you five lots, maybe six.

Res1 gets you ten on the same dirt, with a public road and county sewer. That is the entire case for the rezoning, and it is why the tract is priced as a Res1 play rather than as five large A1 lots.

We also looked at the large lot incentive in UDC section 11-2.5, which waives the requirement to connect to sewer for Res1 lots of one acre or larger in exchange for a conditional use permit. We rejected it here. The waiver buys nothing on a site that already has gravity sewer at the property line, and it costs a lot.

What this says about Forsyth County land right now

The moratorium is nineteen months old and has been extended three times. For a landowner, the lesson of the last year and a half is not that nothing sells. It is that the county has made the zoning path the whole deal.

At the October 15 public hearing one resident told commissioners the freeze had forced him to pause selling his land. “I just want to liquidate my property so I can retire,” he said, according to Appen Media, adding that he was carrying an $18,000 tax bill in the meantime. Commissioners acknowledged the bind. Board Chair Alfred John said the board has to thread the needle between landowners and residents worried about growth.

If you own land here, the practical question is which of the three open categories your tract can be made to fit, and whether the geometry supports enough lots to be worth a rezoning at all. That is site specific work: acreage, frontage, sewer, topography and what the neighbors are zoned. It is the same work we did on Bentley Road before we priced it.

Our posts on residential zoning districts and agricultural zoning walk through the districts in more detail, and what your land is worth covers how we price a tract.

Frequently asked questions

Sources

Forsyth County Unified Development Code, Chapter 11, Residential Districts, Article II (Res1) and Table 11.2(b), read October 22, 2026: https://library.municode.com/ga/forsyth_county/codes/code_of_ordinances?nodeId=PTIICOOR_APXAUNDECO_CH11REDI

Appen Media, "Forsyth extends housing moratorium as code rewrite nears end," October 20, 2026: https://www.appenmedia.com/forsyth/forsyth-extends-housing-moratorium-as-code-rewrite-nears-end/article_8368a3cf-5259-473f-9373-092d35c6968a.html

Atlanta News First, "Forsyth County extends housing moratorium for third time," October 19, 2026: https://www.atlantanewsfirst.com/2026/10/20/forsyth-county-extends-housing-moratorium-third-time/

Boundary survey by Richard Webb and Associates, job 25253, dated November 26, 2025, revised September 21, 2026. Concept plan by Crawford Lands. Property facts, acreage, utilities and price are from the listing file and the recorded survey, and are subject to independent verification.

Crawford Lands, LLC is a licensed real estate brokerage in the State of Georgia, license #81852. This article is general information, not legal, tax, engineering or appraisal advice. Zoning outcomes are not guaranteed and no rezoning application has been approved for this property. Confirm acreage, zoning, utilities and development yield with Forsyth County Planning and Community Development and with your own engineer and attorney. Contact us.