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City · 8,469 residents · Forsyth County, Georgia

Cumming , Georgia

In Cumming, a typical home is worth $382,900 and typical rent is $1,705 a month. Compared with all of Forsyth County, typical household income is 40% lower, the typical home value is 30% lower, and the share of households that own their home is 36 points lower.

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  • Typical home value

    $382,900

    30% below the county

    26% above Georgia

    • Cumming
    • Forsyth
    • Georgia

  • Typical rent

    $1,705a month

    18% below the county

    22% above Georgia

    • Cumming
    • Forsyth
    • Georgia

  • Typical household income

    $85,868a year

    40% below the county

    11% above Georgia

    • Cumming
    • Forsyth
    • Georgia

  • Households that own their home

    48%

    36 points below the county

    18 points below Georgia

    • Cumming
    • Forsyth
    • Georgia

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$586,393
2.3% less than 12 months ago
Typical rent
$2,207 a month
1.6% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Cumming is in Forsyth County. The FHA loan limit ($718,750 for a one-unit home), the fair market rents and the help on this page are those of all of Forsyth County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Cumming apart

What this place has that others do not, from public data, most unusual first.

  1. 48% of households in Cumming own their home, against 84% in Forsyth County.

  2. The typical household income in Cumming is $85,868, 40% less than in Forsyth County as a whole ($143,784).

  3. The typical home in Cumming is worth $382,900, 30% less than in Forsyth County as a whole ($550,400).

  4. Nearby, in Buford, the typical rent is $1,357: 20% less than in Cumming ($1,705).

  5. The typical rent in Cumming is $1,705 a month, 18% less than in Forsyth County as a whole ($2,090).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Cumming

What homes there are in Cumming, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Homes in Cumming are varied: detached houses are the largest group, at 46%, against 85% in Forsyth County.

Year built

Homes in Cumming are older: the typical year built is 1998; in Forsyth County, 2004.

Homes in Cumming are smaller: 59% have 3 bedrooms or more; in Forsyth County, 87%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$1,999 a month

Forsyth County: $2,525 a month

Without a mortgage

$624 a month

Forsyth County: $674 a month

Owners with a mortgage

65%

Forsyth County: 75%

The typical cost for an owner with a mortgage in Cumming is $1,999 a month, less than in Forsyth County ($2,525); without one, $624.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, home values in Cumming rose at about the same pace as in Forsyth County: 61% against 62%.

Rents in Cumming rose faster than in Forsyth County: 75% since 2015–2019, against 51%.

Income in Cumming grew faster than housing: it rose 82%, while home values changed +61% and rent +75%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureCummingForsyth CountyGeorgiaUnited States
Rental vacancy Unreliable estimate6.1%6.8%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.1%0.9%
More than one person per room Unreliable estimate1.3%2.4%3.4%
People per household 2.892.992.622.53
Drive alone 72%59%71%69%
Carpool Unreliable estimate7%9%9%
Public transit Unreliable estimate0%1%3%
Walk or bike Unreliable estimate1%1%3%
Work from home 16%33%16%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Much as in Forsyth County, a household in Cumming has 2.89 people on average.

In Cumming, 72% of workers drive alone to work; in Forsyth County, 59%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Cumming?

A typical home costs more than the typical income allows

We start with a typical home in Cumming, worth $382,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 40% of the typical household income in Cumming, which is $85,868 a year. For that payment to be 28% of income, a household would need to earn about $123,249 a year.

The calculator's FHA and conventional loan limits are those of all of Forsyth County.

Your numbers

Local data
$

Starts at the typical home value in Cumming. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $13,402 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$3,109

at 7.18% · 30 years

Loan amount
$375,964
Total interest
$540,924
Paid off in
November 2056

Includes $6,466 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,004 a month

  • Tight

    $2,004 to $2,576 a month

  • Hard

    more than $2,576 a month

    Your payment · 43%

Compared with the typical household income in Cumming ($85,868 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,109
Principal & interest$2,547
Property tax$233
Home insurance$160
FHA mortgage insurance (MIP)$169

You need at least $13,402 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Cumming and Forsyth County

Cumming is in Forsyth County, Georgia. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Cumming's own numbers

Typical home value
$382,900
Typical monthly rent
$1,705
Typical yearly household income
$85,868
Households that own their home
48%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Forsyth County

FHA limit, one-unit home
$718,750
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,762
Price change over 5 years (FHFA)
+67%
Homes in a high flood-risk zone
0.1%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Forsyth County.

Everything about Forsyth County

Buying

Buying a home in Cumming

A typical home in Cumming is worth $382,900: 30% below the county and 26% above Georgia. With the typical household income in Cumming ($85,868 a year), a typical home costs 4.5 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Cumming 4.5 years
  • Forsyth 3.8 years
  • Georgia 3.9 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Forsyth County

According to FHFA’s house price index, home prices in Forsyth County rose 121% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Forsyth County.

Period County Georgia U.S.
Last year (2025) +2.4% +2.2% +2.9%
5 years (2020–2025) +67% +58% +47%
10 years (2015–2025) +121% +110% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Cumming next to Forsyth County, Georgia and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Cumming $382,900
  • Forsyth $550,400
  • Georgia $303,300
  • United States $332,700
Typical monthly rent
  • Cumming $1,705
  • Forsyth $2,090
  • Georgia $1,393
  • United States $1,413
Typical yearly household income
  • Cumming $85,868
  • Forsyth $143,784
  • Georgia $77,353
  • United States $80,734
See the full table
Cumming next to Forsyth County and Georgia
Measure Cumming Forsyth County Georgia U.S.
Typical home value $382,900 $550,400 $303,300 $332,700
Typical monthly rent $1,705 $2,090 $1,393 $1,413
Typical yearly household income $85,868 $143,784 $77,353 $80,734
Households that own their home 48% 84% 66% 65%
Renters with high rent for their income 54% 46% 52% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Forsyth County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Cumming

For a typical $382,900 home in Cumming, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, an example home insurance and mortgage insurance when it applies. It leaves out property tax because the Census Bureau doesn't publish Cumming's rate.

  • FHA, 3.5% down $2,876a month

    Least cash to close
    Down payment
    $13,402
    Cash to close
    $24,889
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $169

  • Conventional, 5% down $2,806a month

    Down payment
    $19,145
    Cash to close
    $30,632
    Rate
    7.18%
    Mortgage insurance
    PMI · $182

  • Conventional, 20% down, no PMI $2,235a month

    Down payment
    $76,580
    Cash to close
    $88,067
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,589a month

    Down payment
    $57,435
    Cash to close
    $68,922
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Cumming and for Forsyth County.

Flood risk in Forsyth County

FEMA does not publish these numbers by city: they are for all of Forsyth County.

Homes in the high-risk zone
0.1%
97
Of those, with NFIP insurance
63%
County Georgia U.S.
Homes in the high-risk zone 0.1% 2% 3.5%
Of those, with NFIP insurance 63% 43% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Cumming

Typical rent in Cumming is $1,705 a month: 18% below the county. In Cumming, 54% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Forsyth County, by unit size. To pay the 2-bedroom one ($1,762 a month) without spending more than 30% of your income, you would need to earn $33.88 an hour working full time.

HUD fair market rent for all of Forsyth County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,554 $29.88 $62,160
1 bedroom $1,619 $31.13 $64,760
2 bedrooms $1,762 $33.88 $70,480
3 bedrooms $2,099 $40.37 $83,960
4 bedrooms $2,493 $47.94 $99,720

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Cumming

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Cumming has 2 ZIP codes with their own.

For 2 bedrooms it runs from $2,070 in 30041 to $2,100 in 30040.

2 of the 2 are above the fair market rent for Forsyth County ($1,762).

  • 30040 $2,100$2,500
  • 30041 $2,070$2,470

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Cumming when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Cumming

HUD lists 5 buildings with rents for lower incomes in Cumming. These are the largest.

  • Willows at Cummings 225 Nancy Ln, Cumming 30040 156 low-income homes · 1 bd: 16 · 2 bd: 116 · 3 bd: 24 · In service since 1996
  • Project Unnamed 277 Tolbert St, Cumming 30040 50 low-income homes · Run by Housing Authority of the City of Cumming · Average payment: $568 a month · Average wait: 7 months (770) 887-5331
  • Abbington at Haw Creek 1455 Buford Hwy, Cumming 30041 48 low-income homes · 1 bd: 6 · 2 bd: 14 · 3 bd: 28 · In service since 2018 · For families (864) 348-7970
  • Highland Manor Apartments 198 N Corners Pkwy, Cumming 30040 96 homes · 1 bd: 54 · 2 bd: 41 · In service since 2012
  • Good Shepard Place 198 N Corners Pkwy, Cumming 30040 48 homes

See all 5 buildings in Forsyth County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Cumming

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Forsyth County. The nearest ones are below; many serve by phone or online.

A man listens closely, seated at a meeting table.

HUD counseling is free or low-cost

Assistance programs in Cumming

No down payment, repair or rent-help program on our list is for Cumming or Forsyth County. The ones below are statewide in Georgia: they work in Cumming the same as in the rest of the state.

Which programs do I qualify for? All programs in Georgia

  • Georgia Dream Homeownership Program

    Statewide in Georgia

    Georgia state program for first-time buyers: a mortgage with down payment assistance of up to 5% of the price or $10,000, as a 0% second mortgage with no monthly payments. Offered by Georgia Department of Community Affairs.

    Deferred

    See the program Official page

  • Georgia Dream Peach Plus Loan Program

    Statewide in Georgia

    FHA or VA mortgage from the Georgia Dream program with down payment assistance of 3.5% of the price (up to $10,000), or 4% (up to $12,500) for police officers, educators, health care workers, military members or families with a person with a disability; no first-time buyer requirement. Offered by Georgia Department of Community Affairs.

    Type not stated

    See the program Official page

Housing counselors near Cumming

The HUD-approved agencies closest to the center of Cumming, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Horizon Counseling Inc.

    135 Village Ctr W Ste 200, Woodstock · 21 miles away · Spanish

    • Reverse mortgage counseling
    (888) 315-4326

  • NSC (naca Counseling Subsidiary) - Atlanta, GA

    3690 N Peachtree Rd, Atlanta · 23 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (404) 377-4545

  • Center for Pan Asian Community Services, Inc

    3510 Shallowford Rd NE, Atlanta · 23 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (770) 936-0969

All counseling agencies in Georgia

Help in Spanish near Cumming

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Cumming

HUD’s record names them for Cumming or Forsyth County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of the City of Cumming Public housing (770) 887-5331

All housing agencies in Georgia Source: HUD

Cities

Nearby cities

The cities closest to Cumming, with the typical home value.

Everything about Forsyth County Housing in Georgia

Neighboring counties

If Forsyth County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Cumming.

All guides
Two parents walk hand in hand with their little daughter.

Questions

Housing questions about Cumming

Short answers with the numbers for Cumming and all of Forsyth County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Cumming?

The typical home value in Cumming is $382,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Forsyth County it is $550,400.

How much does it cost to rent in Cumming?

Typical rent in Cumming is $1,705 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Forsyth County is $1,762.

What is the FHA loan limit in Cumming?

Cumming uses the FHA limit for all of Forsyth County (2026): $718,750 for a one-unit home and $1,382,250 for a four-unit home.

Where can I find free help to buy or rent in Cumming?

We found no HUD-approved counseling agencies with an office in Forsyth County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).