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STORY SERVER — FLYING P RANCH EQUESTRIAN — PAGE BODY (v2)
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Last Updated: May 14, 2026
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VERIFIED ACTIVE LISTING · $2,395,000 · MLS #FORSYTH2026FP
Flying P Ranch Equestrian | Luxury Horse Farm for Sale in Cumming, GA
3535 Dr Bramblett Rd, Cumming, GA 30028 · Forsyth County · Built $YearBuilt$
Listed by Wendy Porter · Virtual Properties Realty · By Appointment Only
Last Updated: May 14, 2026
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QUICK STATS
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Living Space : 6,083 sq ft
Land : 12.41 acres
Bedrooms : 6 Bedrooms / 5 Full Baths
Barn : 8-stall Horse Barn — 2,160 sq ft
Price : $2,395,000 · $PricePerSqFt$
Schools : Forsyth County Schools — A+ Rated, $SchoolRank$
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SUMMARY
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Flying P Ranch Equestrian at 3535 Dr Bramblett Rd, Cumming, GA 30028 is
a $2,395,000 luxury horse farm in Forsyth County, Georgia. The custom-built
$YearBuilt$ Craftsman farmhouse spans 6,083 sq ft on 12.41 acres with 6
bedrooms, 5 full bathrooms, a 2,160 sq ft 8-stall horse barn, a
regulation riding arena, and 4 fully fenced pastures. Listed exclusively by
Wendy Porter of Virtual Properties Realty. Showings by appointment only
— pre-approval or proof of funds required. Minutes from GA-400,
Lake Lanier, and Forsyth County Schools A+-rated, $SchoolRank$.
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THE PREMIER EQUESTRIAN ESTATE FOR SALE IN NORTH METRO ATLANTA
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When buyers search for a private luxury horse farm near Atlanta,
Flying P Ranch Equestrian stands as the definitive answer. Built in
$YearBuilt$ as a fully custom Craftsman farmhouse estate, this 12.41 acres
property in Cumming, GA combines the scale of a true working horse operation
with luxury interior quality — a combination virtually never seen on the open
market in Forsyth County.
Forsyth County is Georgia’s wealthiest county (avg. household income
~$170,744) and its fastest-growing market. Post-pandemic rural migration has
driven sustained demand for large-lot luxury estates with genuine equestrian
infrastructure. At $PricePerSqFt$ with a fully built-out 8-stall horse
operation included, Flying P Ranch Equestrian delivers exceptional value
against comparable listings that offer a fraction of the barn and pasture
infrastructure.
The estate is served by Forsyth County Schools (A+, $SchoolRank$) and sits
minutes from GA-400, Lake Lanier, Sawnee Mountain Preserve, and the
Big Creek Greenway — giving buyers true country privacy with seamless
metropolitan access. The A-1 zoning opens doors to boarding income, training
operations, or future land subdivision.
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EQUESTRIAN COMPLEX
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2,160 sq ft metal-roof barn · 8-stall stalls · Tack room · Feed room
Hot-water wash rack · Regulation riding arena · 4 fully fenced pastures
Run-in storm shelter · A-1 zoning (income eligible from day one)
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The regulation riding arena and paddock provide full space for training,
showing, and daily turnout. The barn layout was purpose-built for serious
equestrian professionals. Buyers seeking a horse boarding farm in Georgia or
a private training facility near Alpharetta will find
Flying P Ranch Equestrian already operational and income-ready under
its A-1 zoning.
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LUXURY INTERIOR
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Chef’s Kitchen: Viking dual-fuel professional range, built-in refrigerator,
custom hickory cabinets, granite and travertine counters, breakfast bar,
coffee and wine bar. Formal dining seats 12+.
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Great Room: 20-foot coffered ceilings, hardwood floors, gas fireplace, French
doors opening to wraparound covered porches with unobstructed pasture views.
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Primary Suite Wing (~1,500 sq ft): His-and-hers vanities, dual closets,
freestanding steam shower, jetted soaking tub, gas-log fireplace, make-up
vanity, and private screened sunroom.
Additional Interior Highlights:
· Upper Level — 6 bedrooms, 2 full baths, dedicated art studio
· Finished Terrace Level In-Law Suite — bedroom, full bath, kitchenette,
recreation room, laundry, and private exterior entry
· 2 gas fireplaces throughout
· Wraparound covered porches and screened sunroom
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HOMESTEAD LAND
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· 40×40 ft fully irrigated raised-bed garden
· Fruit tree orchard
· Year-round creek along the southern boundary
· Wraparound covered porches, screened sunroom, grilling deck
· 3-car attached garage + 4-car carport (9 total parking spaces)
· Minutes from Sawnee Mountain Preserve and Big Creek Greenway
· Underground utilities, cable and phone available
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INVESTMENT PERSPECTIVE — WHY BUYERS CHOOSE Forsyth County
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Flying P Ranch Equestrian is not just a lifestyle purchase — it is a
land-secured, income-capable asset in one of Georgia’s most resilient real
estate markets.
$170,744 — Forsyth County Average Household Income
Georgia’s wealthiest county. The buyer pool for luxury properties here is
deeper and more financially qualified than virtually any other Georgia market.
$SchoolRank$ — Forsyth County Schools Ranking
A+ rated school district. A primary reason families relocate to Cumming, GA,
driving sustained demand and price floors for quality estates.
A-1 zoning — Agricultural Income Potential
A-1 zoning permits horse boarding, training operations, and other income
activities. The 8-stall barn and 4 pastures are ready to generate
revenue from day one.
12.41 acres — Irreplaceable Land Holding near GA-400
Developable 12-acre parcels with full equestrian infrastructure within
GA-400 commuting distance of Alpharetta and Atlanta are exceptionally
rare and only become rarer with time.
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COMPARABLE MARKET ANALYSIS — Forsyth County EQUESTRIAN PROPERTIES
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Property Acres Sq Ft Barn Price
County Line Rd Estate, Forsyth County 5+ac 4,134 None $1,389,000
Nicholson Rd Hobby Farm, Forsyth County 8.1ac 2,982 Small $1,150,000
Sewell Rd Land Parcel, Forsyth County 16.09 Vacant — $2,010,000
Flying P Ranch Equestrian ★ 12.41 6,083 8-Stall+Arena $2,395,000
No other active Forsyth County listing matches this combination of 12.41 acres,
6,083 sq ft of finished living space, and a full 8-stall equestrian operation
near GA-400 at $2,395,000.
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LOCATION & PROXIMITY FROM Flying P Ranch Equestrian
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Lake Lanier (8 miles) — Major recreational lake and boating
Sawnee Mountain Preserve (4 miles) — 963-acre nature preserve with trails
GA-400 On-Ramp (3 miles) — Direct highway access to Atlanta
Alpharetta (18 miles) — Suburban business and tech hub
[Big Creek Greenway] — Multi-use trail and greenway system
Cumming, GA City Center (5 miles) — Local shopping and dining district
[Forsyth County Schools] — A+ rated, $SchoolRank$
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EQUESTRIAN COMMUNITY FEEDBACK
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★★★★★
“This is arguably the most well-thought-out private equestrian setup I’ve seen
in Forsyth County. The arena footing is exceptional, and the barn layout
shows it was built by someone who truly understands daily horse care. The fact
that the residence matches that level of quality is incredibly rare.”
— Sarah J., Equestrian Professional · Toured April 2026
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HOW TO SCHEDULE A PRIVATE SHOWING AT Flying P Ranch Equestrian
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Showings are by appointment only. Pre-approval or proof of funds required.
- Contact Wendy Porter at Virtual Properties Realty — call 770-555-0101
- Submit mortgage pre-approval or verified proof of funds
- Confirm your appointment date and time with the agent
- Arrive at 3535 Dr Bramblett Rd, Cumming, GA at your scheduled time
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Wendy Porter · Licensed Georgia REALTOR®
Virtual Properties Realty · GA License #415982
Forsyth County Specialist · 15+ Years Experience
Call: 770-555-0101 · MLS: #FORSYTH2026FP · Price: $2,395,000
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Flying P Ranch Equestrian BY THE NUMBERS
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Price : $2,395,000
Address : 3535 Dr Bramblett Rd, Cumming, GA 30028
MLS Number : FORSYTH2026FP
Square Footage : 6,083 sq ft
Lot Size : 12.41 acres
Year Built : $YearBuilt$ (Custom Craftsman farmhouse)
Bedrooms : 6 (Including Terrace In-Law Suite)
Bathrooms : 5 Full Baths
Barn Size : 2,160 sq ft (Metal Roof)
Stalls : 8-stall Fully Equipped
Pastures : 4 Fully Fenced
Arena : Regulation Equestrian Riding Arena
Zoning : A-1 zoning Agricultural
School District : Forsyth County Schools (A+ Rated, $SchoolRank$)
Distance to GA-400 : 3 Miles (~5 Minutes)
Price Per Sq Ft : $PricePerSqFt$
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FREQUENTLY ASKED QUESTIONS
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Q: What is the asking price for Flying P Ranch Equestrian?
A: The asking price is $2,395,000 (MLS #FORSYTH2026FP). This 12.41 acres luxury horse
farm in Forsyth County includes 6,083 sq ft of custom living space and a
fully operational 8-stall equestrian facility.
Q: What equestrian facilities are included?
A: A 8-stall metal-roof barn, a regulation riding arena, and 4 fully
fenced pastures. The 2,160 sq ft barn features a tack room, feed room, and
hot-water wash rack — operational from day one.
Q: Can this property generate income as a horse boarding facility?
A: Yes. A-1 zoning in Forsyth County permits commercial horse boarding,
equestrian training operations, and agricultural income use.
Q: What schools serve Flying P Ranch Equestrian?
A: Forsyth County Schools — rated A+ and ranked $SchoolRank$.
Q: What does A-1 zoning mean in Georgia?
A: A-1 zoning designates property for agricultural use, allowing farming,
horse boarding, and livestock. It also offers favorable property tax
conservation options.
Q: How do I schedule a private tour?
A: Contact Wendy Porter at Virtual Properties Realty — 770-555-0101.
All buyers must provide mortgage pre-approval or verified proof of funds.
Q: Why is Forsyth County a top choice for luxury real estate buyers?
A: Forsyth County is Georgia’s wealthiest and fastest-growing county, with
Forsyth County Schools A+ rated, Lake Lanier access, and
Sawnee Mountain Preserve nearby.
Q: How many acres do you need for a horse farm in Georgia?
A: Generally 2–5 acres minimum, but 10+ is ideal. Flying P Ranch Equestrian
sits on 12.41 acres, comfortably supporting its 8-stall barn and 4 pastures.
Q: What kitchen appliances does the estate feature?
A: A Viking dual-fuel professional range is the centerpiece of the chef’s
kitchen, alongside a built-in refrigerator and custom hickory cabinetry.
Q: Where is Flying P Ranch Equestrian located relative to Alpharetta?
A: Flying P Ranch Equestrian is approximately 18 miles from Alpharetta,
with direct GA-400 access making the commute seamless for executives.
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Page footer: Last updated May 14, 2026 · Listed by Wendy Porter · $2,395,000
Flying P Ranch Equestrian · Cumming, GA · Forsyth County
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