The Courtyards by The Manor

Independent Assessment

The jurisdiction for The Courtyards by The Manor was specifically checked, since its postal address (Alpharetta, GA 30004) could suggest a Fulton County location, while Alpharetta as a city sits almost entirely in Fulton County. Independent property-tax and GIS-adjacent sources place the community's Longstreet Church Road address within Forsyth County, not within Fulton County or the incorporated City of Alpharetta — Longstreet Church Road is documented in Forsyth County property and street records, and Epcon's own site places the community within its "Forsyth" market grouping. The community's primary jurisdiction is treated as unincorporated Forsyth County, with "Alpharetta" used only as the postal/mailing city; a buyer's own closing attorney and county tax assessor should confirm the exact taxing jurisdiction before purchase, as this is common in the Cumming-Alpharetta postal boundary area. As with other Epcon 'Courtyards' communities, Epcon's own marketing distinguishes some of its communities as age-targeted rather than legally age-restricted under HOPA, and the recorded covenant text for this specific community was not independently pulled.

Who May Find This Community Appealing

Buyers who want one of the more amenity-rich Epcon communities in the Atlanta area — a gated setting with a full clubhouse, fitness center, and pool, not just outdoor gathering space — while still being close to Alpharetta's retail and dining corridor, are the best fit for The Courtyards by The Manor.

Homes, Builders & Development History

Epcon Communities began construction at The Courtyards by The Manor in 2025, planning a total of 102 single-level luxury ranch homes off Longstreet Church Road in unincorporated western Forsyth County. Homes range from roughly 2,000 to 4,056 square feet with two to four bedrooms, two to three-and-a-half bathrooms, and attached two- or three-car garages, each including a private garden courtyard and first-floor owner's suite. Phase III is reported by different sources for either fall 2026 or early 2027.

Current Pricing & Market Positioning

Reported new-construction pricing at The Courtyards by The Manor spans roughly $693,120 to $857,800 depending on floor plan and phase. As an actively selling, multi-phase community, pricing and incentives change frequently; buyers should confirm current figures directly with Epcon's sales office.

New Construction vs. Resale Considerations

The Courtyards by The Manor is an actively selling, multi-phase new-construction community; buyers purchase directly from Epcon with a builder warranty, but should expect ongoing construction across later phases (reported into 2027). A resale market has not yet meaningfully developed given the community's 2025 launch.

Taxes, Insurance & Special Assessments

Based on Longstreet Church Road property records, the community falls within Forsyth County for taxing purposes, despite its Alpharetta postal address; buyers should independently confirm the exact taxing jurisdiction with a title company or the Forsyth County Tax Assessor before closing. Forsyth County offers eligible homeowners age 65 and older a school-tax exemption, a separate benefit from this community's 55+ HOA eligibility threshold.

Community Layout & Lifestyle

The Courtyards by The Manor offers a more resort-style version of Epcon's low-maintenance ranch-home lifestyle than some of its smaller sister communities in Forsyth County, with a gated entry and a full indoor clubhouse, fitness center, and pool anchoring the community's social life alongside pickleball and walking trails.

Shopping, Healthcare & Airport Access

The Courtyards by The Manor sits off Longstreet Church Road in unincorporated western Forsyth County, using an Alpharetta, GA 30004 postal address near the Forsyth-Fulton county line, with convenient access to Alpharetta's retail and dining corridor along GA Highway 9 and to GA Highway 400.

Age Qualification & Material Ownership Restrictions

Independent secondary sources (55places, Epcon's own community pages, and multiple new-home marketplaces) consistently describe The Courtyards by The Manor as a 55+ active lifestyle community, generally consistent with the federal Housing for Older Persons Act (HOPA) framework requiring at least 80% of occupied units to have a resident age 55 or older. The recorded covenants for this specific community were not independently reviewed, and Epcon Communities has stated publicly that not all of its communities carry a formal age restriction. Buyers should request the governing documents and confirm current age-verification procedures directly from the HOA before purchasing.

Tradeoffs & Limitations

As a still-building community (construction began in 2025, with later phases planned into 2027), buyers should expect ongoing construction activity for a number of years as the full 102-home build-out completes. The community's exact taxing jurisdiction beyond Forsyth County generally could not be independently confirmed, given its Alpharetta postal address; buyers should verify this directly with a title company or the county tax assessor. A current, official HOA fee was also not confirmed from primary sources.

Comparison With Nearby Communities

Within the Cumming-Alpharetta area cluster of Epcon Courtyards communities, The Courtyards by The Manor stands out for its larger planned size (102 homes) and its full indoor clubhouse, fitness center, and gated entry — a step up in amenities from the outdoor-only packages at The Courtyards of Franklin Goldmine and The Courtyards at Post Road. Buyers wanting the most resort-style Epcon option in this part of the metro, or who specifically want proximity to Alpharetta's retail corridor, are best served here; buyers who want confirmed Fulton County/City of Alpharetta jurisdiction should look elsewhere, as this community's site sits in Forsyth County despite its Alpharetta mailing address.

Current Listings

A connected local agent or Epcon's own sales office can confirm current new-construction availability, phase timing, pricing, and incentives for The Courtyards by The Manor.

Is The Courtyards by The Manor in Alpharetta or Forsyth County?

The community carries an Alpharetta, GA 30004 postal address, but its Longstreet Church Road site is documented within Forsyth County, not within the incorporated City of Alpharetta (which sits almost entirely in Fulton County). Buyers should confirm the exact taxing jurisdiction with a title company or the Forsyth County Tax Assessor before closing.

Is The Courtyards by The Manor age-restricted?

It is marketed by Epcon Communities as a 55+ active lifestyle community, and independent secondary sources describe it consistently as age-restricted. Buyers should confirm the exact legal restriction language with the HOA, as the recorded covenant text was not independently reviewed.

How many homes are planned at The Courtyards by The Manor?

Epcon plans a total of 102 luxury ranch homes, built in phases. Phase III is reported by different sources for either fall 2026 or early 2027; buyers should confirm current phase timing with Epcon's sales office.

What amenities does The Courtyards by The Manor offer?

This is a gated community with a clubhouse featuring a fitness center, a pool with patio and seating, two pickleball courts, a dog park, and walking trails — a fuller amenity package than some other local Epcon communities.