Cost of Living in Cumming, Georgia: The 2026 Numbers
Cumming is in Forsyth County, Georgia (ZIP codes 30041, 30040, 30028, 30107). · Homes for sale in Cumming · Forsyth County
Cost of living in Cumming, GA (2026): owning the median home — $600,000 over the last 12 months of sales — costs about $3,525 a month with 20% down at 6.71% (principal and interest $3,101, Forsyth County property tax about $425). Georgia has a flat state income tax of about 5%; property tax is assessed on 40% of value. The costs that move the most between Georgia cities are the home price and the county and city millage.
What it costs to own a home in Cumming, line by line
The median Cumming home sold for $600,000 over the last 12 months (1,220 closings across 410 communities), about $212 per square foot for a typical 3,036 sq ft. Here is what that home costs a new owner each month:
| Principal & interest (6.71%, 30-yr, 20% down) | $3,101 |
| Property tax (Forsyth County, 21.42 mills on 40% assessed value, after the standard homestead exemption) | |
| Estimated monthly cost to own the median home | $3,525 |
Two things out-of-state buyers get wrong in Georgia: the bill is levied on 40% of value, not the price, so compare millage across counties on that basis; and the millage differs inside city limits, so a home in the city of Cumming and one just outside it carry different rates.
What your budget buys in Cumming
Three price points from 1,277 recent closings, each with what actually sold within 10% of that price and what that home costs to own:
- Around $465,000: a 3-bed, 2.5-bath home of about 2,221 sq ft, built around 2007 — roughly $3,144/month to own (267 sales).
- Around $600,000: a 4-bed, 3-bath home of about 2,991 sq ft, built around 2010 — roughly $4,082/month to own (280 sales).
- Around $750,000: a 5-bed, 4-bath home of about 3,710 sq ft, built around 2013 — roughly $5,125/month to own (212 sales).
Property taxes in Cumming
Georgia assesses homes at 40% of fair market value. Forsyth County’s typical unincorporated millage is 21.42 mills on that assessed value, so the median home’s bill is about $5,097 a year after the standard homestead exemption; county and school exemptions vary and can lower it, and city limits add city millage. Full worksheet: Forsyth County property tax guide.
Home insurance in Cumming
Georgia homeowners insurance runs well below Florida’s coastal premiums for most of the state, and it is not the budget line it is in Florida. Roof age, wind exposure and the FEMA flood zone still move a quote, so get one on the specific address before you write an offer.
HOA and CDD fees in Cumming
About 13% of recent sales were new construction, and most newer master-planned communities also carry a CDD assessment that appears on the tax bill rather than the HOA statement — ask for it on every home. Neither is included in the monthly figure above unless the HOA line says so.
Cumming compared with other Georgia cities
Same method, same day, for the Georgia cities we track most closely: median sale over the last 12 months and the monthly cost of owning that median home.
| City | Median sale | Est. monthly to own |
|---|---|---|
| Macon | $223,000 | $1,329 |
| Stone Mountain | $256,000 | $1,611 |
| Decatur | $296,000 | $1,863 |
| Douglasville | $304,000 | $1,884 |
| Covington | $317,000 | $1,888 |
| Conyers | $302,000 | $1,940 |
| Brunswick | $337,000 | $2,062 |
| Dallas | $360,000 | $2,120 |
| Snellville | $358,000 | $2,169 |
| Newnan | $386,000 | $2,246 |
| McDonough | $368,000 | $2,251 |
| Gainesville | $402,000 | $2,332 |
| Kennesaw | $386,000 | $2,340 |
| Lawrenceville | $399,000 | $2,418 |
| Atlanta | $405,000 | $2,439 |
| Acworth | $420,000 | $2,546 |
| Loganville | $421,000 | $2,551 |
| Athens | $420,000 | $2,600 |
| Marietta | $440,000 | $2,668 |
| Woodstock | $450,000 | $2,668 |
| Smyrna | $450,000 | $2,728 |
| Buford | $475,000 | $2,879 |
| Canton | $532,000 | $3,155 |
| Fayetteville | $557,000 | $3,308 |
| Cumming | $600,000 | $3,525 |
| Roswell | $678,000 | $4,086 |
| Alpharetta | $705,000 | $4,249 |
| St. Simons Island | $722,000 | $4,691 |
What this page does not estimate
Groceries, utilities, transportation and healthcare vary less between Georgia cities than housing does and are not modeled here; national cost-of-living indices cover them reasonably well. What those indices miss in Georgia is the 40% assessment and the city-versus-county millage split, which is why this page is built around the tax line.
Common questions about the cost of living in Cumming
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<a href="https://movewithmomentum.com/cost-of-living-cumming-ga">Cost of Living in Cumming, GA (2026): $3,525/mo to Own the Median Home — Momentum Realty</a>Home prices and HOA figures are Momentum Realty’s MLS record of Cumming communities as of 2026-09-06; rent, income and price-to-income are Zillow and Census figures by ZIP code pooled over the ZIPs where Cumming homes sell; tax and insurance are Forsyth County figures. Estimates, not quotes. General information, not financial advice. Equal Housing Opportunity.