Forsyth County · Atlanta-Sandy Springs-Alpharetta · population 10,175
Where Cumming stands
Averaging 7.4% annual growth over 5 years. population growing 8.6% per year.
Home value trajectory · last 10 years
Zillow ZHVI · monthlyLifestyle scores
Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.
Rent trajectory · last 5 years
Zillow ZORI · monthlyHome value vs rent · indexed to 100
Both rebased at first month of ZORI data (~2015)Rent vs buy
At a 22.4 price-to-rent ratio, the math is starting to lean toward renting in Cumming. Owner-occupier ROI requires longer holds and the assumption that prices keep appreciating roughly at the rate of rent.
How the momentum score breaks down
methodology →Cumming has been growing population at 8.6% per year while home values compounded +7.4% annually. Demand-driven appreciation — the kind that persists as long as people keep showing up, which they currently are.
Cumming's bear case is the boring one: the cycle is real and any market that's run hard can stall. Watch for slowing population growth, rising days-on-market, or builder discounts as the early warning signals.
About Cumming
Cumming is a city in Forsyth County, Georgia, with an estimated population of 10,175. It anchors the Atlanta-Sandy Springs-Alpharetta metro area. The population has grown 8.6% per year on average between 2020 and 2024 — among the faster-growing communities in the state. The median home value in Cumming is $604,732 as of 2026-04, down 2.5% over the last 12 months. Over the last five years, home values have averaged +7.4% annual growth (-3.4% from the 5-year peak). Rents in Cumming average $2,247 per month, roughly flat year-over-year (+1.0%). The composite momentum score is 65 of 100 (Rising). The market is healthy with prices supported by underlying demand.
▲ Bull case
▼ Bear case
Playbook
You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.
Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.
Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.
Local safety & alerts
No active National Weather Service alerts for Forsyth County right now.
Public-safety links are official .gov sources, not curated by us. Forsyth County routes NWS alerts; check the state EM portal for non-weather emergencies.
Neighborhoods of Cumming
151 tracked · ranked by median home valueSee the full neighborhood ranking →
Cities like Cumming
Run the numbers for Cumming
Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.
Climate & natural-disaster risk
State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.
Local sports teams
Major professional teams the Atlanta-Sandy Springs-Alpharetta area cheers for. Detailed stats, schedules, and player pages on intherafters.com.
Current weather
Find rentals & listings
Open current Cumming listings on the major real-estate sites.
Links open the live search on the destination site — results are always current.
Local economy & environment
Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.
Cities similar to Cumming
Explore other places with comparable momentum or affordability.