Cumming Home Prices: $586K, Down 1.9% — 3 ZIPs Analyzed (2026)
$586,397. That’s what a typical home costs in Cumming, GA right now — and it’s less than what buyers paid a year ago. The median home value slipped 1.9% over the past twelve months, part of a slow but steady decline that started in early 2025.
Quick answer: The average home price in Cumming, GA is $586,397 as of February 2026, down 1.9% year over year according to Zillow.
Current Home Prices in Cumming
The Cumming housing market has cooled off. Home values have been drifting lower each month for a full year now, shaving about $11,600 off the typical price since March 2025.
| Metric | Value |
|---|---|
| Median Home Value | $586,397 |
| Year-over-Year Change | -1.9% |
| Lowest ZIP Median | $538,497 |
| Highest ZIP Median | $630,457 |
| Number of ZIP Codes | 3 |
| Data as of | February 2026 |
That 1.9% drop doesn’t sound dramatic, but it reverses the appreciation trend that Cumming rode for years as part of the broader Atlanta metro boom. In dollar terms, homeowners have watched roughly $11,000 evaporate from their home values since last spring.
The price range across Cumming’s three ZIP codes spans about $92,000. That’s a meaningful gap for a city this size, meaning your neighborhood choice makes a real difference in what you’ll pay.
Cumming sits within the Atlanta-Sandy Springs-Alpharetta metro, and it still commands a premium over many Atlanta-area suburbs. But the downward drift suggests some of that premium is eroding.
Cumming Home Prices by Neighborhood
Cumming covers three ZIP codes, and prices vary significantly across them.
| ZIP Code | Median Home Value | Avg. Monthly Rent |
|---|---|---|
| 30028 | $538,497 | $2,098 |
| 30040 | $590,238 | $2,336 |
| 30041 | $630,457 | $1,967 |
Most Expensive
30041 tops the list at $630,457 — about $44,000 above the citywide median. Interestingly, it has the lowest average rent of the three ZIPs at $1,967/month, which may reflect a heavier owner-occupant mix in the area.
Most Affordable
30028 comes in at $538,497, roughly $48,000 below the city average. Rent here runs $2,098/month. For buyers priced out of the 30041 corridor, this ZIP offers the lowest entry point in Cumming while still falling within the same school district and metro access.
The middle ground is 30040 at $590,238, close to the citywide median. It also carries the highest rents at $2,336/month, suggesting strong rental demand in that pocket.
Rent vs Buy in Cumming
Renting is significantly cheaper than buying in Cumming on a pure monthly-payment basis.
The average rent across Cumming’s three ZIP codes works out to roughly $2,134/month. A mortgage on the median-priced home of $586,397 — assuming 20% down and a 7% interest rate — runs about $3,120/month in principal and interest alone. Add property taxes and insurance, and you’re looking at closer to $3,500-$3,800.
| Scenario | Monthly Cost |
|---|---|
| Average Rent | ~$2,134 |
| Mortgage (P&I, 20% down, 7%) | ~$3,120 |
| Estimated Total PITI | ~$3,500–$3,800 |
That’s a gap of roughly $1,000–$1,600 per month. Renters are paying 40-60% less on housing each month compared to new buyers.
Of course, buying builds equity, and mortgage payments are fixed while rents can rise. But in a market where home values are falling, the equity argument weakens. You’re paying more each month for an asset that’s currently losing value.
For buyers with a long time horizon — say 7+ years — the math may still favor purchasing. For anyone who might move within a few years, renting looks like the stronger financial play right now.
Population Growth and Migration
Cumming is one of the fastest-growing cities in Georgia by percentage. The population jumped from 7,359 in 2020 to 10,175 in 2024 — a 38.3% increase in just four years.
| Year | Population |
|---|---|
| 2020 | 7,359 |
| 2021 | 7,598 |
| 2022 | 7,688 |
| 2023 | 9,515 |
| 2024 | 10,175 |
Look at the 2022-to-2023 jump: the city added 1,827 residents in a single year after two years of modest growth. That’s a 23.8% spike that suggests a wave of new housing supply came online or annexation expanded the city boundaries.
Compared to other Georgia cities, Cumming’s growth rate dwarfs the competition.
| City | 2024 Population | 4-Year Growth |
|---|---|---|
| Cumming | 10,175 | 38.3% |
| Warner Robins | 86,199 | 7.0% |
| Atlanta | 520,070 | 4.0% |
| South Fulton | 112,003 | 3.5% |
| Athens | 128,691 | 1.1% |
| Savannah | 148,808 | 0.9% |
That population surge should, in theory, push prices up — more people means more housing demand. Yet prices are falling. This disconnect likely means new construction is absorbing the demand, or that the broader metro cooldown is overriding local growth pressures.
Cumming Housing Market Trends
Home values have declined every single month over the past year. The slide has been gradual — no sharp drops — but it’s been relentless.
| Month | Avg. Value | Low | High |
|---|---|---|---|
| Mar 2025 | $598,003 | $548,906 | $641,390 |
| Apr 2025 | $596,939 | $547,851 | $640,485 |
| May 2025 | $595,576 | $546,662 | $639,247 |
| Jun 2025 | $593,937 | $545,271 | $637,605 |
| Jul 2025 | $592,219 | $543,949 | $635,795 |
| Aug 2025 | $590,863 | $543,123 | $634,240 |
| Sep 2025 | $590,157 | $542,891 | $633,428 |
| Oct 2025 | $589,547 | $542,500 | $632,891 |
| Nov 2025 | $589,055 | $541,852 | $632,757 |
| Dec 2025 | $588,765 | $541,238 | $632,817 |
| Jan 2026 | $587,834 | $539,980 | $632,109 |
| Feb 2026 | $586,397 | $538,497 | $630,457 |
The decline accelerated slightly toward the end of the period. From September to November 2025, the average dropped about $300-$500 per month. By January and February 2026, those monthly drops widened to $1,000+.
Total damage over the 12-month window: $11,606, or a 1.9% decline. Both the floor (lowest ZIP) and ceiling (highest ZIP) dropped in tandem, which means the softening isn’t confined to one neighborhood.
Is Cumming a Good Place to Buy in 2026?
The data points toward a buyer’s market — or at least a market tilting in buyers’ favor.
Prices have fallen for 12 straight months. Population growth is strong, but it isn’t propping up values. That combination usually means supply is outpacing demand, giving buyers more negotiating power.
If you’re a long-term buyer who plans to stay 7+ years, falling prices mean you can lock in a lower entry point than buyers who purchased in early 2025. The 38.3% population growth rate also suggests Cumming won’t lose demand anytime soon — the area is still attracting people.
If you’re an investor, the rent-to-price ratios deserve a closer look. Monthly rent of ~$2,134 on a $586,397 home gives you a gross yield of roughly 4.4%. That’s not exciting, but if prices stabilize and rents keep climbing, the math improves.
The risk? Prices could keep sliding. Twelve consecutive months of decline is a trend, not a blip.
Cumming Housing Market Outlook for 2026-2027
The 12-month trend is clearly downward, and the pace of decline has picked up in recent months. From October 2025 through February 2026, values dropped at roughly $600-$1,400 per month — faster than the $300-$500 monthly drops seen in mid-2025.
If the current pace continues, Cumming’s median could slip below $580,000 by mid-2026. The three-month trend from December 2025 to February 2026 shows an average monthly decline of about $790, which projects to roughly $575,000 by August 2026.
Nothing in the data suggests a sharp reversal is imminent. Population growth could eventually stabilize prices as demand catches up to supply, but that pressure hasn’t shown up in the numbers yet. Buyers waiting for a bottom may want to watch for a month where the average ticks up — that hasn’t happened once in the past year.
Similar Markets in GA
Buyers exploring the Georgia market beyond Cumming have several options:
- Lawrenceville — Another Atlanta-area suburb in Gwinnett County, typically priced below Cumming’s median.
- Atlanta — The metro anchor with a much wider range of price points and neighborhoods.
- Marietta — A Cobb County suburb with a similar suburban feel and proximity to Atlanta.
- Decatur — Close-in Atlanta suburb known for walkability and smaller lot sizes.
- Stone Mountain — Offers lower price points for buyers stretching their budget further east.
Frequently Asked Questions
What is the average home price in Cumming?
The average home price in Cumming, GA is $586,397 as of February 2026. Prices range from $538,497 in ZIP code 30028 to $630,457 in ZIP code 30041, a spread of about $92,000 depending on the neighborhood.
Are home prices going up or down in Cumming?
Prices are going down. Cumming home values fell 1.9% year over year, declining every month from March 2025 through February 2026. The total drop was about $11,600 over that period, with the pace of decline accelerating in recent months.
Is it cheaper to rent or buy in Cumming?
Renting is significantly cheaper right now. Average monthly rent across Cumming is about $2,134, while a mortgage on the median home runs roughly $3,120/month (principal and interest only, with 20% down at 7%). That’s a gap of nearly $1,000 per month before taxes and insurance.
What is the most affordable neighborhood in Cumming?
ZIP code 30028 is the most affordable area in Cumming, with a median home value of $538,497. That’s about $48,000 below the citywide average and $92,000 less than the priciest ZIP (30041). Average rent in 30028 runs $2,098/month.
Methodology
Home values are based on the Zillow Home Value Index (ZHVI), a smoothed measure of typical home values in the 35th to 65th percentile range. Rent estimates use the Zillow Observed Rent Index (ZORI). Population figures come from the U.S. Census Bureau Population Estimates Program (2020-2024 vintage). All datasets are publicly available. Housing data updated 2026-02-28.