Moving to Cumming, Georgia: The 2026 Data Guide
As of 2026-09-27, the median home sold in Cumming, Georgia over the last 12 months went for $600,000 (1,202 closings across 416 communities in Momentum’s MLS record), about $213 per square foot for a median 3,036-sq-ft home built around 2007. Homes currently listed have been on the market a median of 33 days, and with 711 active listings against that sales pace the city is carrying roughly 7.1 months of supply. Sellers have been getting about 96% of their original asking price. That median is 50% above the median across Momentum’s Florida and Georgia coverage.
Cumming right now — September 2026
Live pages for your move: 438 homes for sale in Cumming · Luxury homes · New construction · Condos (16) · Townhomes (26) · Homes by ZIP (3 ZIPs) · New listings this week · Price reductions · What your budget buys in Forsyth County · Cost of living · Best neighborhoods.
MLS closed sales and live inventory, Momentum Research; refreshed nightly. Updated September 27, 2026.
What your budget buys in Cumming
Three price points from 1,281 recent Cumming closings in our record, each showing what actually closed within 10% of that price:
- Around $465,000: the typical sale in this band was a 3-bed, 2.5-bath home of about 2,218 sq ft, built around 2007 (268 sales).
- Around $600,000: the typical sale in this band was a 4-bed, 3-bath home of about 2,974 sq ft, built around 2008 (280 sales).
- Around $750,000: the typical sale in this band was a 5-bed, 3.75-bath home of about 3,753 sq ft, built around 2013 (206 sales).
The real monthly cost of owning in Cumming
Take the median $600,000 home with 20% down at today’s 7.03% 30-year rate: principal and interest run about $3,203/month. Georgia taxes 40% of fair market value: at Forsyth County’s typical unincorporated millage of 21.42 mills, the median home’s bill is roughly $5,097/year ($425/month) after the standard homestead exemption — county and school exemptions vary and can lower it; inside a city, add the city millage. Georgia homeowners insurance runs well below Florida’s coastal premiums for most of the state; get a quote on the specific address, since roof age and wind exposure still move it. All in, budget on the order of $3,628/month to own the median Cumming home.
For the full worksheet — the 40% assessment, the exemptions Forsyth County offers, and city versus unincorporated millage — see the Forsyth County property tax guide.
Where people are buying: Cumming’s most active communities
The communities with the most closings in the last 12 months, with each one’s median sale and how long its current listings have been on the market. Every name links to that community’s own guide with live listings.
| Community | Sales (12 mo) | Median | Days listed |
|---|---|---|---|
| Hemingway | 36 | $445,000 | 52 |
| Berkeley Mill | 35 | $649,000 | 28 |
| Haven Abbey | 23 | $645,000 | 52 |
| Bridgetowne | 23 | $420,000 | 21 |
| Shady Shores | 20 | $307,500 | 20 |
| Polo Golf and Country Club | 19 | $860,000 | 18 |
| Mountain Crest | 18 | $658,000 | 42 |
| Hemingway Th | 18 | $439,995 | 55 |
Cumming by ZIP code
Sales and medians by ZIP over the same 12 months: 30040 (497 sales, median $614,000), 30041 (455 sales, median $605,000), 30028 (265 sales, median $570,000).
What’s for sale: property types, new construction, and age of homes
Of the last 12 months of sales, 89% were single-family homes, 6% townhomes or villas, and 4% condos. New construction accounted for 14% of closings, led by Hemingway, Berkeley Mill, Hemingway Th, Haven Abbey, Thalley Creek Estates. The housing stock skews newer: 36% of homes sold were built in 2015 or later and 2% before 1980.
Getting around from Cumming
Measured from the center of Cumming’s recent sales: Alpharetta is about 11 miles; Downtown Atlanta is about 34 miles; Hartsfield-Jackson Atlanta International Airport (ATL) is about 41 miles; Athens is about 49 miles. Distances are straight-line; drive times depend on the corridor and time of day.
Schools, taxes, and insurance: where to verify
Confirm school zoning for any specific address directly with the district. Property tax figures on this page use Forsyth County’s typical millage of 21.42; municipal and special-district millage varies inside the county. Get an insurance quote for the specific address before you go under contract.
Cumming: the case for and against
What works in Cumming’s favor
- homes move quickly (median 33 days listed), so well-priced homes get competition
- about 7.1 months of supply gives buyers room to negotiate
- property tax is levied on 40% of value, so the effective rate is lower than the millage suggests, and most counties add homestead exemptions on top
What to plan for
- prices run 50% above the statewide median in our coverage
- Georgia has a flat state income tax (about 5%, scheduled to keep stepping down), which Florida does not
Your Cumming relocation toolkit
- Homes for sale in Cumming right now
- Cost of living in Cumming
- Best neighborhoods in Cumming
- New construction in Cumming
- Cumming ZIP codes with prices
- Search every Cumming community
Common questions about moving to Cumming
How much does a house cost in Cumming, GA?
What does it cost per month to own a home in Cumming?
What are property taxes like in Cumming?
Is Cumming a buyer's or seller's market right now?
Is there a lot of new construction in Cumming?
Does Georgia have a state income tax?
Sales figures are Momentum Realty’s MLS record of closings in Cumming communities over the trailing 12 months (community snapshots as of their last refresh; price-band examples from the most recent closings on file); tax and insurance figures are Forsyth County data. Estimates, not guarantees; verify before relying on them. General relocation guidance, not financial advice. Equal Housing Opportunity.