True Cost · Orchards of Central Park · 2026

Orchards of Central Park — True Annual Cost

HOA $325/mo · Forsyth County property tax · What the HOA actually covers

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HOA Fee: $325/Month

The Orchards of Central Park HOA is approximately $325/month based on the Orchards Group’s published fee schedule and MLS disclosures. This is one of the more comprehensive HOA packages in the Cumming market.

What HOA Covers

  • Exterior home maintenance
  • Roof replacement
  • Exterior painting
  • Weekly lawn maintenance
  • Clubhouse and pool operations
  • Common area maintenance
  • Trash removal

What HOA Does NOT Cover

  • Interior repairs and improvements
  • HVAC systems
  • Water/sewer utilities
  • Homeowner’s insurance (you still need it)
  • Personal property
Roof and exterior coverage is meaningfulWhen comparing Orchards of Central Park’s $325/mo against a community with a $175/mo HOA that does not cover the roof, you need to add the amortized cost of roof replacement (~$15,000–$25,000 every 20–25 years = $50–$100/mo) to the cheaper HOA to get an honest comparison. The effective cost gap narrows significantly.
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Forsyth County Property Tax

Forsyth County effective rate on market value after homestead exemptions: approximately 0.68%. Tax records show the average annual property tax for Orchards of Central Park homes is $2,913 — consistent with lower-priced condo units. For larger single-family homes in the community the tax will be higher.

Property Tax Estimates — Orchards of Central Park

Condo at $450,000~$3,060/yr
Attached home at $550,000~$3,740/yr
Single-family at $650,000~$4,420/yr
65+ school exemption saves approximately~$800–$1,200/yr

Total Monthly Carrying Cost

All-In Monthly — $500K Condo at Orchards of Central Park

Mortgage (30yr, 6.5%, 20% down)~$2,528/mo
HOA fee (includes exterior + roof)~$325/mo
Property tax (65+, monthly)~$280/mo
Homeowner’s insurance~$100/mo
Total all-in monthly~$3,233/mo

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We calculate the complete carrying cost for Orchards of Central Park vs Promenade at Sawnee Village vs Nestledown Farm at your target price.

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