Cumming
The seat of Forsyth County, with GA-400 through the middle, Sawnee Mountain on one side and Lake Lanier on the other.
Updated September 2026 · Source: FMLS, compiled by the Terence Richardson Group
The 60-second read
2,214 FMLS closings in the year ending September 2026 make Cumming a big market, at a $585,000 median. The Cumming name covers a lot of ground, from streets near the courthouse square to subdivisions reaching toward Sawnee Mountain and Lake Lanier. Two Cumming homes can sit 20 minutes apart and feel like different markets.
What you are buying is young suburban stock, 72% of sales built 2000 or later, with GA-400 as your direct line south. What you are accepting is that GA-400 is everyone else's direct line south too.
What the housing stock actually is
Cumming's housing stock is suburban and young. About 36% of homes sold were built in the 2000s through the early 2010s and another 36% in 2015 or later. Call it three quarters of the market under 25 years old. The 1980s-90s layer, 25% of sales, sits mostly in the closer-in neighborhoods. Typical homes run 2,016 to 3,464 square feet at $215 per foot, larger than most of the metro.
The middle half of sales goes from $459,825 to $780,000. The annual median climbed from $415,000 in 2021 to $530,000 in 2025, with the trailing 12 months at $585,000. Here is the surprise: despite all the rooftops going up around the county, only 2% of Cumming sales since 2020 were built 2020 or later. Most of what trades is early-2000s and 2010s resale, not brand-new product.
Data last updated: September 2026. Source: FMLS closed sales, compiled by the Terence Richardson Group. Y-axis does not start at zero.
View the data table
| Period | Value |
|---|---|
| Oct 2021 | $421K |
| Nov 2021 | $450K |
| Dec 2021 | $445K |
| Jan 2022 | $441K |
| Feb 2022 | $463K |
| Mar 2022 | $490K |
| Apr 2022 | $503K |
| May 2022 | $519K |
| Jun 2022 | $505K |
| Jul 2022 | $498K |
| Aug 2022 | $485K |
| Sep 2022 | $450K |
| Oct 2022 | $456K |
| Nov 2022 | $469K |
| Dec 2022 | $447K |
| Jan 2023 | $430K |
| Feb 2023 | $465K |
| Mar 2023 | $480K |
| Apr 2023 | $501K |
| May 2023 | $499K |
| Jun 2023 | $493K |
| Jul 2023 | $505K |
| Aug 2023 | $530K |
| Sep 2023 | $486K |
| Oct 2023 | $524K |
| Nov 2023 | $500K |
| Dec 2023 | $493K |
| Jan 2024 | $500K |
| Feb 2024 | $500K |
| Mar 2024 | $534K |
| Apr 2024 | $540K |
| May 2024 | $543K |
| Jun 2024 | $532K |
| Jul 2024 | $522K |
| Aug 2024 | $515K |
| Sep 2024 | $525K |
| Oct 2024 | $541K |
| Nov 2024 | $530K |
| Dec 2024 | $541K |
| Jan 2025 | $513K |
| Feb 2025 | $525K |
| Mar 2025 | $530K |
| Apr 2025 | $650K |
| May 2025 | $525K |
| Jun 2025 | $535K |
| Jul 2025 | $529K |
| Aug 2025 | $500K |
| Sep 2025 | $545K |
| Oct 2025 | $525K |
| Nov 2025 | $515K |
| Dec 2025 | $480K |
| Jan 2026 | $509K |
| Feb 2026 | $535K |
| Mar 2026 | $597K |
| Apr 2026 | $600K |
| May 2026 | $625K |
| Jun 2026 | $614K |
| Jul 2026 | $596K |
| Aug 2026 | $600K |
| Sep 2026 | $580K |
What tends to work well
- Budgets between $459,825 and $780,000, the middle half of Cumming FMLS sales for the year ending September 2026.
- Move-up buyers who want newer suburban stock; 36% of sales were built 2015 or newer.
- Buyers who want lake access or Sawnee Mountain trails within a 15 to 20 minute drive.
- Households anchored to the GA-400 corridor for work, from Alpharetta up through Cumming.
What buyers should think about
- Daily Midtown or airport commuters; GA-400 at peak turns those into 60-plus minute trips.
- Budgets under $459,825; only a quarter of FMLS sales in the year ending September 2026 closed below $459,825.
- Buyers who want walkable density; outside the small downtown core, Cumming is subdivisions and parkways.
- Anyone who needs rail transit; the nearest MARTA station is a long drive south.
How are the commutes from Cumming?
GA-400 is the spine of everything. It runs straight through Cumming and carries you to Alpharetta, the Perimeter, and the city. Highway 20 crosses it east-west, toward Canton one way and Lake Lanier and Buford the other, and it runs heavy with local traffic. Peak GA-400 southbound is the known quantity: it moves, then it does not. The ranges above are 2026 planning numbers; your exit ramp and a live traffic source decide your actual morning.
Effectively car-only as of 2026. Forsyth County has no rail transit and limited commuter options, so plan around GA-400.
Drive times are realistic off-peak to peak ranges, not promises. Test your own commute at your own hours before you buy; we say that to every client.
- 45-80 min
- to Midtown
- 35-65 min
- to the Perimeter
- 40-75 min
- to Buckhead
- 60-95 min
- to Hartsfield-Jackson
What schools serve Cumming?
Cumming is served by Forsyth County Schools. Verify any address's assigned schools with the district's official lookup.
Forsyth Central High School
Forsyth County- 9-12
- grades
- 2,372
- students
- 16:1
- student-teacher ratio
- 54.4% / 29.6%
- ELA / Math proficient or above (2024-25)
West Forsyth High School
Forsyth County- 9-12
- grades
- 2,405
- students
- 19.6:1
- student-teacher ratio
- 70.5% / 43.8%
- ELA / Math proficient or above (2024-25)
North Forsyth High School
Forsyth County- 9-12
- grades
- 2,065
- students
- 17.1:1
- student-teacher ratio
- 59.5% / 45%
- ELA / Math proficient or above (2024-25)
Sources: enrollment, grades, and staffing from NCES Common Core of Data via the Urban Institute Education Data API (2022-23); assessment figures from Georgia Milestones, Governor's Office of Student Achievement downloadable data, 2024-25, share of tested students scoring Proficient or Distinguished on Georgia Milestones (ELA and Math; EOG for elementary and middle schools, American Literature and Algebra EOC for high schools). Attendance zones are set by the district, change over time, and must be verified address by address before you rely on them. We identify schools factually and present official statistics uniformly; we do not rate, rank, or characterize schools.
Everyday life
Sawnee Mountain Preserve is the standout amenity, with a trail network and the Indian Seats overlook, an actual summit view inside a suburban county. On the other side of town, Lake Lanier puts marinas, boat ramps, and open water within a 15 to 20 minute drive of most Cumming, Forsyth County addresses, and both draws feed the 2,214 FMLS closings recorded here in the year ending September 2026.
The Cumming City Center development gives the city a downtown-style gathering place with restaurants, shops, and a green. The Highway 20 and Market Place corridors handle the big-box and grocery layer of daily life.
If you like Cumming, also look at
South Forsyth
$650K median · 33 days
Lake Lanier Corridor
$502K median · 33 days
Alpharetta
$759K median · 24 days
Milton
$1.4M median · 28 days
Ball Ground
$495K median · 43 days
Medians and days on market: trailing 12 months. Data last updated: September 2026. Source: FMLS closed sales, compiled by the Terence Richardson Group.
Questions people ask
Cumming questions, answered
Is Cumming a good place to live?
2,214 FMLS closings in the year ending September 2026 make Cumming, Forsyth County a deep market, at a median of 37 days. The draws: Sawnee Mountain Preserve, Lake Lanier within a short drive, and a housing stock where 72% of sales were built 2000 or later. The tradeoffs: GA-400 is the only real way south and it crowds at peak, the $585,000 median sits well above the metro's, and outside the small downtown core the layout is car-dependent subdivisions.
What is the median home price in Cumming?
$585,000 is the median home price in Cumming, Forsyth County, GA for the 12 months ending September 2026, per FMLS closed sales compiled by the Terence Richardson Group. The middle half of sales ran $459,825 to $780,000, and the annual median climbed from $415,000 in 2021 to $530,000 in 2025.
How far is Cumming from downtown Atlanta?
About 40 miles north via GA-400. Off-peak, the drive from Cumming to downtown Atlanta runs about 45 to 50 minutes. At rush hour, plan on 70 to 80.
What are homes like in Cumming?
2,016 to 3,464 square feet is the typical Cumming sale, at a median $215 per square foot, per FMLS closings for the year ending September 2026, larger than most metro Atlanta markets. About 36% of homes sold were built in the 2000s through the early 2010s and 36% in 2015 or later. Expect newer two-story homes in subdivisions, many with swim and tennis, rather than older established streets.
Book a discovery call
Thinking about Cumming?
Tell us what you're looking for and we'll set up a live, personalized search, or grab the Cumming market report and keep researching. Both are the right answer.
