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Place dossier plate
SheetGA-CUMMING-GA · Cumming, GA 7,869 pop · income 61st pct
Instrument codes from this place’s ACS population and household income, BEA state COL, FBI safety, national income percentile, photo-finish peer city, home-value band, and matched Census-tract book - not a moving recommendation.
Income neighbourhood around Cumming
Lowest/highest poles plus peers nearest Cumming on median household income. Full ladder: /browse and /rankings.
median HH income
Swainsboro · lowest
45,621
Swainsboro · lowest
45,621 median HH income
19.7% of the leader · rank #1
Imperial Beach · near
79,071
Imperial Beach · near
79,071 median HH income
34.2% of the leader · rank #2
Cumming · this city
79,073
Cumming · this city
79,073 median HH income
34.2% of the leader · rank #3
Kachina · near
79,085
Kachina · near
79,085 median HH income
34.2% of the leader · rank #4
Baldwin Park · near
79,087
Baldwin Park · near
79,087 median HH income
34.2% of the leader · rank #5
North Hornell · near
79,091
North Hornell · near
79,091 median HH income
34.2% of the leader · rank #6
Bernardsville · highest
231,006
Bernardsville · highest
231,006 median HH income
100.0% of the leader · rank #7
What this shows Neighbourhood peers only - not a full nationwide city board. Open a near peer when the gap is small; open the poles when the spread is wide.
Compare beyond this state
Nationwide peers by population, income
Out-of-state nearest neighbors for Cumming on ACS population and median household income
. Link sets are deduped so each column is a distinct comparison path, not a forecast that peers share a labor market or climate.
Similar population
Nearest out-of-state cities by ACS population. This city: 7,869.
Measured against every US city with at least 1,000 residents, Cumming lands in the 61st percentile for household income. Source: Census ACS.
61st
percentile, household income
74th
percentile, home value
51st
percentile, median rent
📝 How we sourced this
Population, income, and housing-cost figures come from the U.S. Census Bureau American Community Survey 5-year estimates (B-series tables). Crime data uses FBI UCR; climate uses NOAA Climate Normals; school counts come from NCES Common Core of Data; permits use the Census Building Permits Survey (BPS). See our methodology page for the full ETL pipeline and OMB / FIPS join keys.
Data Snapshot: Cumming, GA
Cumming is a small town in Georgia, home to 7,869 residents per U.S. Census Bureau ACS 2023 estimates. The typical household in Cumming brings in $79,073 a year, above the median for U.S. cities on this measure, with a poverty rate of 9.3%. Home values in Cumming run a median of $366,800, and the median resident age is 37.8 years. About 36.1% of adults hold a bachelor's degree or higher, while 57.5% of working-age residents are in the labor force.
The Census Building Permit Survey recorded 1,065 residential units authorized here in 2024 (Building Boom), up 2436% from five years earlier. NOAA climate normals record an annual average temperature of 60.1°F with 56.4 inches of precipitation per year and 0.6 inches of snowfall.
Living costs in Georgia run below the national norm: on BEA's 100-equals-national-average cost index, Georgia scores 96.3 (Below Average), per the 2024 Regional Price Parities release. A typical two-bedroom carries a HUD Fair Market Rent of $1,203 per month statewide. Monthly utility costs average around $225 across Georgia, per EIA 2023 residential energy estimates. FEMA's National Risk Index rates natural-hazard exposure at 39.5 out of 100 (Very Low).
A decision-led reading path
Useful questions to ask of Cumming's data
How this reading path is ordered
This is not a composite city score. It is a city-specific route through the available public records, ordered for this profile so the page starts with questions the joined data can actually answer. The route here runs from climate and hazard context to population change to comparison shortlist to housing and income to work and mobility to schools and households; another city can have a different sequence or fewer supported layers because the source joins are not uniform.
For Cumming, city-specific coverage includes annual population history, local building permits, commute-mode shares, matched public-school count.
No matched row is reported here for FBI reported-crime rates, within-city Census tract profiles; the page leaves those layers out instead of substituting a statewide or national value.
1. Climate and hazard context
What physical conditions frame life in Cumming?
The two sources should not be blended into one comfort or safety score. Use the climate values for baseline conditions and the risk index as a prompt to inspect specific hazards, insurance, and local emergency guidance for a particular address.
NOAA normals put the annual mean temperature at 60.1°F, with 56.4 inches of precipitation and 0.6 inches of annual snowfall. FEMA's state-averaged National Risk Index score for Georgia is 39.5 out of 100. Climate normals describe long-run weather; the FEMA score on PlainCities is a state average of county NRI inputs and combines hazards, exposure, vulnerability, and resilience.
Census PEP estimates show the population grew by +5,142 residents from 2020 to 2025, a +69.9% change. Separately, Census BPS recorded 1,065 housing units authorized in 2024. PEP and ACS are different Census series, so the trend is kept separate from the headline ACS population.
Recent estimates point upward. Growth can increase housing demand and service needs, but the permit record must move in the same direction before calling it a supply response; the two series measure different things.
Which cities make useful reference points for Cumming?
Use the in-state set to hold state policy and broad price conditions more nearly constant. Use the nationwide size set to ask whether cities with a similar resident count produce different housing, income, or commute outcomes. The income set is a third lens, deliberately separate from population matching.
Within Georgia, the closest population matches are Tyrone (7,803 residents, $133,773 income); Commerce (7,684 residents, $61,286 income); Swainsboro (7,561 residents, $45,621 income). Outside the state, the closest population matches in this dataset are Blair, NE (7,868 residents); West Dundee, IL (7,867 residents); Bernardsville, NJ (7,871 residents). A third, income-matched reference set of 6 out-of-state cities sits in the income neighbourhood chart near the Place Dossier plate. These are mechanical peer sets, not claims that the places share a labor market, climate, culture, or metro context.
How far does income reach against housing in Cumming?
This is a citywide price-to-income reference, not a mortgage-affordability test; it does not include interest rates, taxes, insurance, household size, or an individual buyer's down payment. Housing value is high relative to the citywide income median. That flags a question for comparison, not a verdict: tenure, household composition, financing costs, and the age of the ACS estimate can all change what a resident actually pays.
The home-value-to-income reference is comparatively stretched: the ACS median home value is 4.6 times median household income. The ACS poverty estimate is 9.3%, which keeps the citywide median from describing every household.
These joined records add useful context, but they do not need another full-size panel. Each remains a separate measure with its own geography and source boundary.
Work and mobility
What does the journey to work look like in Cumming?
Driving alone is the largest reported mode at 70.3%. A reliable mean commute time is not available for this row, so the mode shares carry the comparison.
Mode share answers how workers usually travel; it does not measure congestion, reliability, distance to a particular job, or the quality of transit service. No single mode completely explains the work trip here. The mix is more useful than a one-number commute grade, especially when comparing places where transit, walking, and remote work divide the non-driving share differently.
Drive alone
70.3%
Work from home
14.0%
Public transit
0.4%
City-level Census ACS commuting estimates covering 3,692 workers age 16+.
The city has a broader matched school footprint, but count alone does not describe performance, capacity, program availability, or attendance boundaries. This profile deliberately avoids converting it into an unsupported family-friendliness score.
The NCES join finds 30 public schools within the city match. 36.1% of adults age 25+ hold a bachelor's degree or higher in the ACS estimate. These measures answer different questions: the school count describes local institutions, while adult attainment describes residents and cannot be used as a school-quality rating.
Poverty estimate
9.3%
Bachelor's degree+
36.1%
Matched public schools
30
NCES Common Core of Data school locations plus Census ACS resident characteristics.
Above median income · poverty 9.3% (Above-median poverty)
Cost of Living Index (state)
96.3 (US=100)
Near national cost · BEA RPP 2024, Georgia average
C
City profile score · Cumming, GA
56/100
4 published dimensions · ACS/FBI 2023
Comparative score against U.S. cities with population of 1,000 or more on Census ACS medians
(income, poverty, bachelor's share, cost of living) and FBI UCR violent-crime rates when
published. Higher means a stronger standing on those published figures, not a livability
rating, not a recommendation to move, buy, or pick a "best" city. Missing inputs drop out
and redistribute weight.
How it is calculated.
Bachelor's+ share B-
36.1%
Adults with a bachelor's degree or higher; ACS.
Household income C
$79,073
Median household income vs U.S. cities (pop ≥1,000); ACS.
Cost of living C
96.3 index
BEA state Regional Price Parities index (100 ≈ national average); lower is stronger on this axis. Same value for every city in the state.
Poverty rate D
9.3%
Share of residents below the poverty line; lower scores better on this axis.
Violent crime N/A
N/A
No FBI UCR violent-crime rate for this place (coverage is incomplete).
Cumming profile (scored ACS/FBI dimensions)Read the chart values
Bachelor's+ share: 68/100 (B-) · 36.1%
Household income: 58/100 (C) · $79,073
Cost of living: 57/100 (C) · 96.3 index
Poverty rate: 42/100 (D) · 9.3%
How does Cumming compare to other US cities?
Where Cumming sits among all US cities (population 1,000+) on each measure, computed live from Census and FBI data.
Household income61% higher than other cities
Home value74% pricier than other cities
Median rent51% pricier than other cities
"Safer than" reflects total crime rate from FBI UCR; the others use Census ACS estimates.
How we calculate these percentiles & ranks
Each percentile compares Cumming against every qualifying US city; each in-state rank narrows that to Georgia only. Full formula and direction notes: methodology.
Georgia-relative analysis
Median Gross Rent places Cumming near the bottom of Georgia's cities
Among the 638 Georgia cities PlainCities tracks with reported median gross rent data, Cumming ranks #1 - the 0th percentile within the state. This is a different, narrower cut than the nationwide percentiles above: it compares Cumming only against its own state's cities, not the full US field.
Median Household Income
#129 of 610
79th percentile in Georgia
Median Gross Rent
#1 of 638
0th percentile in Georgia
Median Home Value
#50 of 577
91st percentile in Georgia
Poverty Rate
#383 of 637
40th percentile in Georgia
Bachelor's Degree or Higher
#103 of 638
84th percentile in Georgia
How in-state ranks are ordered
Ranked by raw value (highest first); a higher rank is not automatically "better" for every measure, see each metric's own context above. This is a comparison within Georgia only, not a livability score. See the methodology for the source and calculation.
Gauge source note
61st percentile nationally for median household income. Source: Census ACS 2023 / FBI UCR 2023.
How Cumming's home value compares nationally
Median home value vs. every US city (population 1,000+)
$366,80026th percentilemore affordable than 26% of 15,600 US cities
Show national distribution
Each bar is a $25K-wide band; taller bars hold more US cities. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.
Source U.S. Census Bureau ACS 5-Year Estimates · 2023
Cumming's home-value-to-income ratio: 4.6×
ACS median home value divided by median household income.
Band
moderate
3.0–5.0×
National rank
#12,263 of 15,516
More affordable than 21% of tracked cities (pop. 1,000+)
Size class
#9,358 of 11,323
Micro cities (under 10,000)
At 4.6×, Cumming sits in the moderate band:
national rank #12,263 of 15,516 and #9,358 of 11,323micro cities (under 10,000).
Income and home value move in the same broad scale; check same-state peers before treating the multiple as an advantage or a warning.
How this ratio is calculated
Ratio = Census ACS 2023 median home value ÷ median household income for cities with both fields and population ≥ 1,000.
Rank 1 = lowest ratio (most compact). Bands match the fleet affordability thresholds used on guides (<3.0 / 3.0–5.0 / >5.0).
This is not a mortgage payment estimate and does not include rates, taxes, insurance, or down payment.
Income distribution context
$79,073Cumming, GA median household income (Census ACS)
Show U.S. national quintile / Lorenz context Cumming, GA median household income (Census ACS 5-year) with U.S. national quintile shares for context. Diagonal = equality; the curve is national, not computed for Cumming, GA.
Key socioeconomic indicators
Bachelor's degree or higher (adults 25+)36.1%
Census ACS S1501, educational attainment
Poverty rate (households below FPL)9.3%
Census ACS S1701, poverty status
Labor force participation (adults 16+)57.5%
Census ACS S2301, share of working-age residents in the labor force
Population
7,869
Median Income
$79,073
Median Home Value
$366,800
Median Age
37.8
Poverty Rate
9.3%
Labor force participation
57.5%
Bachelor's Degree+
36.1%
Climate
Avg Temperature
60.1°F
Annual Precipitation
56.4"
Annual Snowfall
0.6"
Schools
Total Schools
30
Public schools in this city
Population Change
PEP vintage
Annual U.S. Census Bureau Population Estimates Program (PEP) estimates, 2020–2025
Cumming's Census PEP population estimates, 2020–2025.Read the chart as text
Period
Population
2020
7,352 residents
2021
7,581 residents
2022
7,679 residents
2023
9,468 residents
2024
10,109 residents
2025
12,494 residents
Housing Supply
BPS source
Census Bureau Building Permits Survey (BPS) - annual residential permits authorized
📈 Building Boom
Total Permits (2024)
1,065
housing units authorized
Single-Family
283
detached homes
Multifamily
782
apartments & condos
Supply Intensity
135.3
permits per 1,000 residents
5-Year Permit Trend (2019–2024)
Year
Total
Single-Family
Multifamily
Est. Value
2019
42
42
0
$10.0M
2020
98
98
0
$23.0M
2021
35
35
0
$8.3M
2022
773
30
743
$99.9M
2023
202
108
94
$41.2M
2024
1,065
283
782
$199.3M
Permit volume increased 2436% from 2019 to 2024.
Commute Patterns
Commute source
How workers travel to work, Census ACS 2023
Drive Alone
70.3%
Carpool
14.5%
Public Transit
0.4%
Walk
0.0%
Work from Home
14.0%
Other
0.8%
Based on 3,692 workers 16 and over.
Monthly Utility Costs
Georgia statewide monthly utility average (EIA 2023): $225
EIA 2023 residential energy data puts average monthly utilities across Georgia at $225 (electricity about $125 , water and sewer about $45 ).
These are Georgia statewide averages, not a meter reading for Cumming. Actual bills vary by home size, usage, and local rates. Source: U.S. Energy Information Administration (EIA) 2023.
Living Costs & Risk
Georgia's BEA cost-of-living index is 96.3 (Below Average; US average = 100, RPP 2024). HUD Fair Market Rent for a typical two-bedroom in the county around Cumming is $1,203/mo. FEMA's National Risk Index, averaged to Georgia statewide on PlainCities, rates natural-hazard exposure at 39.5 / 100 (Very Low).
Cost/risk geography note
Cost of living is a Georgia statewide BEA average; rent is a county-level HUD Fair Market Rent for the county Cumming sits in; the FEMA hazard score shown here is a statewide average of county NRI inputs, not a parcel-level reading.
How Cumming compares to similar-size Georgia cities
Same-state peer method
Closest same-state population matches, not geographic neighbors. Population + median household income come from Census Bureau ACS 5-year B01001 and B19013.
Source: U.S. Census Bureau ACS 5-Year 2023, NOAA Climate Normals, NCES CCD, Census BPS 2024, Census ACS B08301/B08136, U.S. Energy Information Administration (EIA) 2023, BEA Regional Price Parities 2024, HUD Fair Market Rents 2026, FEMA National Risk Index.