Forsyth County, Georgia
Living in Cumming, GA
Cumming is the county seat of Forsyth County, about 40 miles north of downtown Atlanta along GA 400. I've lived here since 2019. It's one of the fastest-growing places in North Atlanta, with Lake Lanier on one side, mountain trails close by and a new city center that has become the heart of town.
A small city with a big footprint
The city of Cumming itself is small, about 7 square miles. The name covers much more than that, though. Thousands of homes across Forsyth County have a Cumming mailing address even though they sit outside city limits, so when people say they live in Cumming, they usually mean the wider area around it.
Growth is the big story here. According to the U.S. Census Bureau, the city grew from about 7,300 residents in 2020 to an estimated 12,500 in 2025, and Forsyth County now has more than 280,000 people. Buyers come for the lake, the outdoors and the room to spread out, while GA 400 keeps Alpharetta and Atlanta within reach.
Getting around
GA 400 is the main route south toward Alpharetta and Atlanta. A drive that feels easy on a Sunday can feel very different at 8 a.m. on a Tuesday, so test your commute with your map app's "depart at" setting and your real work hours.
Taxes and the homestead exemption
Property taxes and exemptions are set by Forsyth County. In Georgia you have to apply for the homestead exemption: you generally need to own and live in the home on January 1, and the usual deadline is April 1. Confirm the current rules with the county.
Things to Do
Lake Days, Trails and a New City Center
Lake Lanier
More than 37,000 acres of water, and much of the shoreline is in Forsyth County. Boating, swimming, fishing and lakeside picnics are normal weekend plans here.
Visit website →Sawnee Mountain Preserve
The Indian Seats trail climbs to a clearing near the highest point in Forsyth County, with wide views. It's my favorite hike in the area.
Visit website →Big Creek Greenway
A wide paved trail through the woods for walking, running and biking.
Visit website →Cumming City Center
A newer gathering place with restaurants, shops, an amphitheater for concerts and a boardwalk trail over the creek and wetlands. The Cumming Farmers Market is here too.
Visit website →The Cumming Playhouse
Known locally as the School Street Playhouse, it sits at 101 School Street in the 1923 Cumming Public School building, which is on the National Register of Historic Places. The old school auditorium is now a theater for plays, musicals and concerts, and the Historical Society of Forsyth County is in the same building.
Visit website →Cumming Fairgrounds
Home of the Cumming Country Fair & Festival, which runs for about 11 days each October. The grounds at 235 Castleberry Road, just off GA 400, also host events through the year, such as rodeos, antique car and tractor shows, Taste of Forsyth, a July 4th celebration and a Christmas arts and crafts show.
Visit website →Descriptions, hours, events and dates can change. Please check each organization’s website for current details. These links go to outside websites that David Chou does not control.
Schools
Schools in Cumming, GA
Every public school with a Cumming address. Cumming is served by Forsyth County Schools, the public school district for all of Forsyth County; the one exception here is Free Home Elementary (Cherokee County School District). Only eight of these are zoned for homes inside Cumming city limits, based on Forsyth County Schools’ current zone map: Cumming, Whitlow, Mashburn and Kelly Mill elementary schools; Otwell, Lakeside and Hendricks middle schools; and Forsyth Central High School. The rest serve the wider Cumming mailing-address area. Assignments go by exact address, so two homes a few streets apart can be zoned for different schools. Always confirm with the district before you make an offer. Ratings and parent reviews open on GreatSchools.org.
| School | Level | Grades | GreatSchools |
|---|---|---|---|
| Big Creek Elementary School 1994 Peachtree Pkwy, Cumming, GA 30041 | Elementary | PK-5 | View ratings |
| Brookwood Elementary 2980 Vaughan Dr, Cumming, GA 30041 | Elementary | PK-5 | View ratings |
| Chattahoochee Elementary School 2800 Holtzclaw Rd, Cumming, GA 30041 | Elementary | PK-5 | View ratings |
| Coal Mountain Elementary School 3455 Coal Mountain Dr, Cumming, GA 30028 | Elementary | PK-5 | View ratings |
| Cumming Elementary School 540 Dahlonega St, Cumming, GA 30040 | Elementary | PK-5 | View ratings |
| Daves Creek Elementary School 3740 Melody Mizer Ln, Cumming, GA 30041 | Elementary | PK-5 | View ratings |
| Free Home Elementary School (Cherokee County) 8828 Ball Ground Rd, Cumming, GA 30028 | Elementary | PK-5 | View ratings |
| George W. Whitlow Elementary 3655 Castleberry Rd, Cumming, GA 30040 | Elementary | PK-5 | View ratings |
| Haw Creek Elementary 2555 Echols Rd, Cumming, GA 30041 | Elementary | PK-5 | View ratings |
| Kelly Mill Elementary 1180 Chamblee Gap Rd, Cumming, GA 30040 | Elementary | PK-5 | View ratings |
| Mashburn Elementary School 3777 Samples Rd, Cumming, GA 30041 | Elementary | PK-5 | View ratings |
| Matt Elementary School 7455 Wallace Tatum Rd, Cumming, GA 30028 | Elementary | PK-5 | View ratings |
| New Hope Elementary School 4810 Castleberry Rd, Cumming, GA 30040 | Elementary | PK-5 | View ratings |
| Poole's Mill Elementary 7110 Heardsville Rd, Cumming, GA 30040 | Elementary | PK-5 | View ratings |
| Sawnee Elementary School 1616 Canton Hwy, Cumming, GA 30040 | Elementary | PK-5 | View ratings |
| Shiloh Point Elementary 8145 Majors Rd, Cumming, GA 30041 | Elementary | PK-5 | View ratings |
| Silver City Elementary School 6200 Dahlonega Hwy, Cumming, GA 30028 | Elementary | PK-5 | View ratings |
| Vickery Creek Elementary School 6280 Post Rd, Cumming, GA 30040 | Elementary | PK-5 | View ratings |
| Hendricks Middle School 4950 Hyde Rd, Cumming, GA 30040 | Middle | 6-8 | View ratings |
| Lakeside Middle School 2565 Echols Rd, Cumming, GA 30041 | Middle | 6-8 | View ratings |
| Liberty Middle School 7465 Wallace Tatum Rd, Cumming, GA 30028 | Middle | 6-8 | View ratings |
| Little Mill Middle School 6800 Little Mill Rd, Cumming, GA 30041 | Middle | 6-8 | View ratings |
| North Forsyth Middle School 3645 Coal Mountain Dr, Cumming, GA 30028 | Middle | 6-8 | View ratings |
| Otwell Middle School 605 Tribble Gap Rd, Cumming, GA 30040 | Middle | 6-8 | View ratings |
| Piney Grove Middle School 8135 Majors Rd, Cumming, GA 30041 | Middle | 6-8 | View ratings |
| South Forsyth Middle School 4670 Windermere Pkwy, Cumming, GA 30041 | Middle | 6-8 | View ratings |
| Vickery Creek Middle School 6240 Post Rd, Cumming, GA 30040 | Middle | 6-8 | View ratings |
| Alliance Academy for Innovation 1100 Lanier 400 Pkwy, Cumming, GA 30040 | High | 9-12 | View ratings |
| Forsyth Central High School 131 Almon C. Hill Dr, Cumming, GA 30040 | High | 9-12 | View ratings |
| North Forsyth High School 3635 Coal Mountain Dr, Cumming, GA 30028 | High | 9-12 | View ratings |
| South Forsyth High School 585 Peachtree Pkwy, Cumming, GA 30041 | High | 9-12 | View ratings |
| West Forsyth High School 4155 Drew Rd, Cumming, GA 30040 | High | 9-12 | View ratings |
Source: National Center for Education Statistics, Common Core of Data (2025–26 school directory). Listing a school does not mean it serves a particular home.
School information is for general reference only and may contain errors or be out of date. Attendance zones are set by each school district and can change at any time, and a school appearing here does not mean it serves a particular home. The district’s assignment for the exact address is the only official answer, so please verify it directly with the school district before making any decision. GreatSchools ratings and reviews are third-party information.
By the Numbers
Overview for Cumming, GA
About 12,500 people live in the city of Cumming, where the median age is 36.5 and the median household income is $85,868. Data from the U.S. Census Bureau.
Demographics and Employment
Data for Cumming, GA
Population by age group
Education level (age 25+)
Homeownership
Forsyth County for comparison
Forsyth County has 89,030 households averaging 2.99 people, with a median household income of $143,784.
Commute time
Getting around
GA 400 is the main route south toward Alpharetta and Atlanta. Nearly half of Cumming commuters drive 30 to 59 minutes each way, so test your route at rush hour before you buy.
Source: U.S. Census Bureau. 2025 population estimate, growth and density from QuickFacts; all other figures from the 2020–2024 American Community Survey 5-year estimates for the city of Cumming. Survey figures are estimates with margins of error.
FAQ
Common Questions About Cumming
What county is Cumming, GA in?
Forsyth County. Cumming is the county seat. Many homes with a Cumming mailing address actually sit outside city limits in unincorporated Forsyth County.
What are the zip codes for Cumming, GA?
Cumming addresses use three zip codes: 30028, 30040 and 30041. Together they cover much of Forsyth County, well beyond the city limits.
How many people live in Cumming, GA?
About 12,500 people live in the city of Cumming, and Forsyth County has more than 280,000 residents, according to U.S. Census Bureau estimates for 2025. See the Overview section above for more numbers.
How far is Cumming from Atlanta?
About 40 miles north of downtown Atlanta by GA 400. Drive times depend heavily on traffic and time of day, so test your commute at rush hour.
What should I know before moving to Cumming?
A few things catch newcomers off guard: a Cumming address may be outside city limits; school assignments go by exact address; you have to apply for the homestead exemption by April 1; and Forsyth County requires emissions testing for most cars. My free Relocation Guide covers all of this in more detail.
Should I live in Cumming or Alpharetta?
Both sit along GA 400, but they feel different. Alpharetta is in Fulton County (Fulton County Schools) and is known for its walkable downtown, Avalon and nearby tech employers. Cumming is in Forsyth County (Forsyth County Schools) and is known for Lake Lanier, mountain trails and more room to spread out. The right fit depends on your commute, budget and how you like to spend weekends.
How do I look up property records and taxes in Forsyth County?
Search any property on the county’s property records site (qPublic). Assessments and exemptions are handled by the Forsyth County Board of Assessors.
Do seniors get property tax breaks in Forsyth County?
Yes. Forsyth County offers several senior exemptions, including school tax exemptions that start at ages 62 and 65 (some are income-based). You need the regular homestead exemption and must apply by April 1 for that tax year. See the county’s Homestead & Other Exemptions page for current rules.
Does Forsyth County require emissions testing?
Yes. Forsyth is one of the 13 metro Atlanta counties where gasoline-powered passenger vehicles need an emissions test before registration. Details are on Georgia’s Clean Air Force.
When is the Cumming fair?
The Cumming Country Fair & Festival runs for about 11 days each October at the Cumming Fairgrounds on Castleberry Road. Check the fairgrounds site for this year’s dates.
Are there 55+ communities in Cumming?
Yes. There are several age-restricted (55+) neighborhoods around Cumming, including newer communities with clubhouses and HOA-maintained yards. Availability changes quickly.
Where can I find crime information for Cumming?
Use the official sources: the Forsyth County Sheriff’s Office crime map and the Cumming Police Department. They show reported incidents by area so you can look up any address yourself.
Answers are general information, current as of October 2026, and may contain errors. Rules, tax rates, deadlines and exemptions change, so please confirm with the official source linked in each answer.
Leave a Message
Work With David Chou
Buying or selling a home is a big step, and it can feel overwhelming. You deserve an agent who tells you the truth about the market and keeps you informed from the first showing to the closing table. That's the experience I'm here to give you.
Search Cumming HomesLet's Connect
Address
2920 Ronald Reagan Blvd.
Suite 113
Cumming, GA 30041
CENTURY 21 Results | (770) 889-6090
Designated Broker of Firm: Debbie Cooke
Disclaimer. The information on this website is provided for general informational purposes only. It is believed to be reliable but is not guaranteed and should be independently reviewed and verified.
Listing information is provided through the multiple listing service and may not include every property for sale. All listings are subject to prior sale, change or withdrawal without notice. Square footage, acreage, school assignments, HOA details, property taxes, and other property information are approximate and should be confirmed by the buyer with the appropriate sources.
Community, school, and demographic information comes from government and third-party sources, including the U.S. Census Bureau and the National Center for Education Statistics, and may change over time. Links to outside websites, including GreatSchools, are provided for convenience; we are not responsible for their content.
Nothing on this website is legal, tax, financial, lending, or appraisal advice. Please consult the appropriate licensed professional for advice about your situation.
David Chou is a licensed real estate salesperson in Georgia affiliated with CENTURY 21 Results, 2920 Ronald Reagan Blvd., Suite 113, Cumming, GA 30041, (770) 889-6090. If you are currently working with another real estate agent, this is not intended as a solicitation.
© 2026 MoxiWorks
© CENTURY 21 2023 - 2024. All rights reserved. CENTURY 21®, C21® and the CENTURY 21 Logo are registered service marks owned by Century 21 Real Estate LLC. Franchisee Legal Entity Name (not the dba) fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. Each franchise is independently owned and operated. Any services or products provided by independently owned and operated franchisees are not provided by, affiliated with, or related to Century 21 Real Estate LLC nor any of its affiliated companies.
