Cumming Public School-Cumming High School · Photo: Bruce Warmbrod · CC BY-SA 3.0176 homes sold in Cumming in the last year, at a typical $575K
About one sale in 3 is a condo. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Cumming homes are listed.
Every place Cumming homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Cumming.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
9% of Cumming’s sales are condos, at $194K less than a house
121 houses and 15 condos sold in the year to May 2026. Condos sell faster. Houses draw more bidding wars.
typical sale · 121 sold in 12 months
- Per square foot
- $238GA $181
- Days to sell
- 68
- Sold over asking
- 15%
- Listings with a price cut
- 27%
typical sale · 15 sold in 12 months
- Per square foot
- $262GA $253
- Days to sell
- 59
- Sold over asking
- 7%
- Listings with a price cut
- 34%
Townhouses: 40 sold, typical $469K
Too few sales in 12 months for reliable figures.
Fewer homes sell than a decade ago, at twice the 2016 price
176 sales in the last year, against 572 in 2015 and a low of 105 in 2023. The typical sale went from $298K in 2016 to $575K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $600K buys in Cumming
Check a listing against what Cumming homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Cumming are back to pre-pandemic levels, with about as many homes for sale
We read every month of Cumming’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 176 sales.
If you’re buying in Cumming
- Shop in March. It brings about 36 new listings a month, close to the busiest month, with fewer bidding wars (21% over asking).
- You can negotiate. 28% of listings have cut their price, against 22% before the pandemic.
- Offer under asking. Buyers paid 97.5% of the list price on average; 12% paid over.
- You’ll usually have time. Only 18% of homes go under contract within two weeks; the typical one takes 62 days.
Spring brings both the most homes and the most bidding wars
March has the most new listings (about 36 a month), but April is the most competitive: 33% of April sales close over asking. November has the least competition (17%) but only about 20 new listings.
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and about like Georgia as a whole
| Cumming now | 2017–19 | 2021 peak | GA now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 12% | 16% | 57% | 17% |
| Gone within two weeksShare of homes under contract within 14 days | 18% | 32% | 66% | 19% |
| Listings with a price cutShare of homes for sale that cut their price | 28% | 22% | 17% | 27% |
| Price paid vs. askingAverage sale price ÷ list price | 97.5% | 97.8% | 101.6% | 97.6% |
| Days to sellMedian days from listing to contract | 62 | 43 | 14 | 63 |
84 homes for sale on a typical day
That’s 4.9 times the 2022 low (17), about the 2017–19 level and well under 2015’s 180.
1 in 4 listings has cut its price
28% in the last year, against 22% in 2017–19 and 27% across Georgia. More sellers are pricing high and coming down.
Since 2019, houses are up 78%, condos 72%
A house typically sold for $623K in the last year (121 sales), a condo for $430K (15).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
Cumming ranks 129th of 159 busy Georgia markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Cumming is one of the state’s calmer markets.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Cumming home costs about $3,304 a month
Price: Cumming’s typical sale, last 12 months. Property tax at Cumming’s 0.6% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Cumming is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in March
The month with the most choice. December has the fewest, about 12.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $575K home, about $3,650 a year.
Taxes vs. neighborsSchools
The schools grade for Cumming, from test results, graduation and how much students grow.
Schools in CummingCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Sugar Hill, Buford, Suwanee and Flowery Branch sell for less a square foot
The busier markets within 25 miles of Cumming, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Alpharetta | 885 | $770K | $268 | 16% | 45 |
| Milton | 549 | $1.2M | $265 | 13% | 51 |
| Sugar Hill | 333 | $457K | $198 | 17% | 47 |
| Suwanee | 292 | $553K | $218 | 15% | 46 |
| Flowery Branch | 280 | $428K | $188 | 11% | 73 |
| Buford | 247 | $536K | $217 | 12% | 56 |
| Cumming | 176 | $575K | $244 | 12% | 62 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Cumming, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Cumming. People who follow the town see it, and so do people comparing Cumming with their own town. No commission, no listing fee.
Questions about buying a home in Cumming
What do homes sell for in Cumming, GA?
176 homes sold in the year to May 2026 at a typical $575K, $244 a square foot. Houses sold for about $623K, condos for about $430K.
Is Cumming a buyer’s or seller’s market?
A buyer’s market: 86 homes were for sale in May 2026 and 8 sold, about 10.8 months of supply. Buyers paid 97.5% of asking on average, and 28% of listings cut their price.
When is the best time to buy in Cumming?
March brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Cumming?
About 0.6% of a home’s value a year. On a $575K home that’s near $3,650.
Where can I see homes for sale in Cumming?
Zillow, Redfin, Realtor.com and Homes.com all carry Cumming’s MLS listings; the search links above open each one filtered to Cumming.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).