Cumming, GA housing market

The supply side explains the divergence. Active listings climbed from 745 in October 2025 to 1,159 in August 2026, a 55.6% increase. Months of supply more than doubled from 3.76 to 8.46. New listings peaked at 458 in May 2026 and were still running at 292 in August 2026. Pending sales, meanwhile, drifted from 225 in October 2025 to 248 in August 2026 — essentially flat — while the pending-to-active ratio fell from 0.302 to 0.2139. Inventory is being added faster than it is being absorbed.

The market is therefore decelerating on velocity while stabilizing on price. It is not a declining market in nominal terms — the median is higher than it was nine months ago — but it is unambiguously becoming more selective and more negotiable. Three-quarters of all closings landed below the asking price, and the median sale-to-list ratio never exceeded 97.6% in any property-type, bedroom, bathroom, or age cohort. Sellers are transacting, but on buyers' terms.

The most consequential internal split is generational. Newer construction (2020+) carries the highest median price at $651,260 but the slowest median DOM at 46 days and the weakest sale-to-list among major cohorts at 95.51%. Older housing stock (1980–1999) sells in a median of 18 days at 97.56% of list. In a market with 8.46 months of supply, the premium-priced, newly built segment is absorbing the bulk of the slowdown — a pattern that matters enormously to anyone pricing or buying in a newer subdivision.

The ZIP-level signal is visible in the subdivision snapshot for October 2026. The 30040 side carries the deepest inventory: the CUMMING (30040) grouping alone shows 91 active listings at a median list price of $698,500 and a median 54 days on market, and 30040 also hosts the highest-priced community in the snapshot, SHILOH PRESERVE, at a $2,450,000 median list price. The 30041 side is where the lake-oriented and golf-oriented communities cluster — WINDERMERE (30041) at a $779,900 median list price with 23 active listings, CHATTAHOOCHEE RIVER CLUB (30041) at $865,000 with 14 active listings, and HAMPTON GOLF VILLAGE (30041) at $682,450 with 12 active listings. The cheapest community in the snapshot, DEERWOOD (30041) at a $259,000 median list price, also sits in 30041, so the 30041 ZIP is internally the widest market in the city — it spans from roughly $259,000 to $1,300,000 in median list price across its communities.

Price and volume diverge across the year. The 12-month median price peaked at $620,000 in September 2025 and troughed at $552,450 in December 2025, a span change of -2.4%, while the most recent month, August 2026, printed a median of $605,000 — up 1.7% from the prior month and up 1.7% on a three-month versus prior-three-month basis. Volume moved the other way: the peak volume month was December 2025 at 212 sales, and the trough was August 2026 at 138 sales. The three most recent months averaged 161 sales per month against 196 per month in the first three months of the window, a decline of 17.9%. So the Cumming market has been recovering in price while thinning in transactions — a pattern consistent with fewer, larger, and more expensive homes trading rather than with broad-based demand growth.

The clearest geographic read on liquidity comes from the listing side. In August 2026 there were 1,159 active listings, 292 new listings, 248 pending sales and 137 homes sold, producing 8.46 months of supply and a pending-to-active ratio of 0.2139. A year earlier, in October 2025, the same market showed 745 active listings, 225 pending sales and 198 homes sold, for 3.76 months of supply and a pending-to-active ratio of 0.302. Inventory has grown while the conversion of listings into pending sales has weakened, and that shift is the single most important geographic fact in this report because it applies to the whole city rather than to one ZIP or one community.

On the 30041 side, WINDERMERE (30041) is the second-deepest community in the snapshot with 23 current listings at a $779,900 median list price, $192.23 per square foot and a median 40 days on market. DEERWOOD (30041) carries 15 current listings at a $259,000 median list price — the lowest in the snapshot — and a median 75 days on market. CHATTAHOOCHEE RIVER CLUB (30041) has 14 current listings at $865,000 with a median 64 days, SHADY SHORES (30041) has 13 at $374,000 with a median 41 days, and HAMPTON GOLF VILLAGE (30041) has 12 at $682,450 with a median 66 days.

The price ladder at the top of the market is steep and thinly traded. SHILOH PRESERVE (30040) carries a $2,450,000 median list price at $578.47 per square foot, but only 4 current listings and a median 569 days on market — by far the longest in the snapshot. CREEKSTONE ESTATE (30041) sits at $1,550,000 with 5 current listings and a median 60 days. DEER CREEK SHORES (30041) is the highest price-per-square-foot community in the snapshot at $417.28, with a $1,300,000 median list price, 7 current listings and a median 40 days. LEGENDS OF SETTENDOWN CREEK (30028) shows a $1,149,000 median list price on just 3 current listings and a median 40 days. At the bottom of the ladder, BURNT HICKORY (30028) lists at a $289,900 median with 3 current listings and a median 19 days on market — the second-fastest in the snapshot — while HUTCHINSON POINTE (30040) sits at $310,500 with 5 current listings and a median 141 days, LANIER WALK (30041) at $335,000 with 3 current listings and a median 90 days, and PILGRIM LAKE (30040) at $336,950 with 4 current listings and a median 128 days.

The fastest-moving communities in the snapshot are uniformly small. FIELDSTONE GLEN (30040) shows a median 7 days on market at a $645,000 median list price on 3 current listings; STONEBROOKE COMMONS (30040) shows 13 days at $425,000 on 3 current listings; WINDERMERE MUIRFIELD (30041) shows 13 days at $499,000 on 3 current listings; FIELDSTONE PRESERVE (30040) shows 14 days at $975,000 on 3 current listings; and WESTBROOK (30040) shows 15 days at $774,450 on 6 current listings. The slowest are SHILOH PRESERVE (30040) at 569 days on 4 current listings, SIERRA LAKE (30040) at 153 days at an $839,000 median list price on 9 current listings, YELLOWSTONE FARM (30028) at 145 days at $779,000 on 5 current listings, HUTCHINSON POINTE (30040) at 141 days on 5 current listings, and CANEY CREEK (30041) at 131 days at $750,000 on 3 current listings.

The most useful pattern in this snapshot is the relationship between price point and speed, and it is not linear. The fastest communities cluster in the $425,000 to $975,000 range, while the slowest split into two distinct groups: genuinely expensive estates with very few listings (SHILOH PRESERVE at $2,450,000, SIERRA LAKE at $839,000, YELLOWSTONE FARM at $779,000, CANEY CREEK at $750,000) and mid-priced communities with persistent inventory (HUTCHINSON POINTE at $310,500 with 141 days, PILGRIM LAKE at $336,950 with 128 days, LANIER WALK at $335,000 with 90 days). The mid-priced slow group is the more actionable finding: these are not trophy properties waiting for the right buyer, they are entry-and-mid-tier listings that are simply not clearing at their current asking prices. Note also that every community cited above carries between 3 and 6 current listings except the handful of large ones, so these rankings describe small samples and should be read as directional rather than definitive.

Price band concentration is remarkably flat. The single largest band, $450,000–$500,000, captured just 11.6% of transactions, with 243 sales. The distribution spreads broadly across the middle: $600,000–$650,000 took 205 sales, $500,000–$550,000 took 203, $400,000–$450,000 took 187, $550,000–$600,000 took 175, and $650,000–$700,000 took 157. Above $1,000,000 there were 185 sales, a larger count than any single band below $450,000. There is no dominant price tier in Cumming — the market is a wide, evenly populated band from roughly $400,000 to $700,000 with a substantial luxury tail, which is why a single median price describes the middle of the market accurately but describes almost no individual transaction precisely.

The concentration question that matters most for anyone transacting here is where the market is actually happening, and the answer is that it is happening in 30040 and 30041 in roughly the proportions implied by their inventory. In the October 2026 subdivision snapshot, 30040 communities account for the largest single listing pool — CUMMING (30040) alone holds 91 of the active listings — and 30040 also supplies the highest-priced community in the snapshot and the fastest-moving one. The 30041 communities are more numerous but individually smaller, and they hold the widest internal price range, from DEERWOOD (30041) at a $259,000 median list price to DEER CREEK SHORES (30041) at $1,300,000. Buyers shopping Cumming are therefore choosing between two genuinely different markets: a 30040 side that is deeper, more expensive at the top and quicker to clear at the entry and mid tiers, and a 30041 side that is more fragmented, more lake-and-golf oriented, and more variable in both price and speed.

Single-family homes carry the highest median price at $620,000, but they are not the most expensive per square foot. That distinction belongs to condos, at a median of $238.50 per square foot — 12.5% above the single-family median of $212 and 7.9% above the townhouse median of $221. This is the classic density premium: condos trade smaller footprints at higher unit prices per foot, while detached homes spread their value across more land and more square footage. The single-family median price of $620,000 sits 40.9% above the townhouse median of $440,000, but the per-foot gap is only 4.2% in the opposite direction. Buyers comparing a $440,000 townhouse to a $620,000 house are not comparing a cheaper product so much as a smaller one.

Liquidity tells a different story than price. Single-family homes moved fastest, at a median of 27.5 days, with townhouses essentially tied at 28.0 days. Condos took 40.0 days — 45% longer than single-family — and the "Others" bucket took 41.0 days. The condo segment's slower pace is notable because it is not a small-sample artifact: 79 transactions is enough to establish a pattern, though it is thin enough that a handful of atypical listings could shift the median by several days.

Negotiation margins are remarkably tight across the three primary segments. Townhouses recorded the strongest median sale-to-list ratio at 96.73%, followed by single-family at 96.58% and condos at 96.23%. The spread between the best and worst of the three is just half a percentage point — on a $600,000 home, that is roughly $3,000. Sellers in all three segments are conceding a similar share of asking price; what differs is how long they wait to do it. Condo sellers concede about the same percentage but wait 12.5 more days than single-family sellers to reach agreement.

The "Others" segment — 41 sales, 2.0% of the market — is the weakest on every negotiation measure, with a median sale-to-list of 94.87% and a median DOM of 41.0 days. Its median price per square foot is reported as $0, which indicates the square-footage field is not populated for this bucket; no per-foot conclusion can be drawn for it. With only 41 transactions, this segment is too small to support firm conclusions, and its composition is not specified in the dataset.

What this means in practice. A condo buyer in Cumming has more negotiating room on time than on price: condos sit 45% longer than single-family homes but close at only 0.35 percentage points below the single-family sale-to-list median. A condo seller should price to the $238.50 per-foot median rather than anchoring to detached-home pricing, because the per-foot market for attached product is meaningfully higher. Townhouse sellers have the strongest pricing discipline in the market — the highest median sale-to-list of any segment — despite carrying the lowest median price of the three primary types.

Bedrooms: the four-bedroom is the market's center of gravity, and the five-bedroom is its bottleneck

Four-bedroom homes are the single largest segment by count (617 sales, 30.0%) and the fastest-selling (median 23.5 days). They also sit exactly at the 12-month median price of $590,000. The three-, four-, and five-bedroom segments together account for 1,774 sales, or 84.7% of the market — Cumming is a three-to-five-bedroom market, full stop.

The most interesting discontinuity is between four and five bedrooms. Moving from four to five bedrooms adds $135,000 to the median price (+22.9%) but adds 10.5 days to the median DOM — a 44.7% increase in time on market. Five-bedroom homes are the slowest-selling bedroom segment at 34.0 days, slower even than six-bedroom-plus homes at 32.0 days. This is the clearest liquidity bottleneck in the bedroom data: the five-bedroom segment is large (575 sales, 28.0% of the market) and expensive, and it takes materially longer to sell than the four-bedroom product directly below it.

Negotiation strength peaks at three bedrooms, where the median sale-to-list is 96.97%, and declines monotonically as bedroom count rises: 96.94% at four, 96.27% at five, 95.31% at six-plus. The ≤2-bedroom segment is the weakest at 95.24%, but with only 106 sales it should be treated with more caution than the larger segments.

What this means in practice. A seller of a five-bedroom home should budget roughly 34 days to contract, not the 23.5 days a four-bedroom neighbor might expect, and should expect to concede about 0.7 percentage points more of asking price than a three-bedroom seller. A buyer shopping five-bedroom inventory has the strongest hand in the market relative to the four-bedroom segment: more time to decide, and a slightly wider discount. The four-bedroom segment is where competition is tightest — fastest sales, near-top sale-to-list, and the largest transaction count.

Bathrooms: price scales steeply, and the extremes are thin

Two- and three-bathroom homes dominate: 1,401 sales, or 68.2% of the market. The price ladder is steep and consistent — each additional bathroom adds roughly $140,000 to $180,000 in median price from two baths through five.

The liquidity pattern is the opposite of the bedroom pattern in one important respect. Time on market rises steadily with bathroom count: 25.0 days at two baths, 26.0 at three, 36.0 at four, and 39.0 at five. Four- and five-bathroom homes are the slowest-moving substantial segments in the market. Sale-to-list also erodes with bathroom count above three: 97.01% at three baths, 96.01% at four, 95.48% at five.

Two bathroom segments are too small to interpret: the 1-bathroom segment (28 sales) shows a 91.29% median sale-to-list and a 21.0-day median DOM, and the ≥6-bathroom segment (29 sales) shows a 14.0-day median DOM and 92.05% sale-to-list. Both are statistical curiosities rather than market signals. The ≥6-bathroom median DOM of 14.0 days is the fastest in the entire bathroom table and almost certainly reflects a handful of atypical closings rather than a genuine speed advantage for very large homes.

What this means in practice. Three-bathroom homes are the negotiation sweet spot: the highest median sale-to-list of any bathroom segment (97.01%) on a large sample of 656 sales. Four- and five-bathroom sellers should plan for 36 to 39 days on market and expect to concede roughly one full percentage point more of asking price than three-bathroom sellers.

Bedroom-bathroom combinations: where the volume actually sits

The combination table isolates the specific configurations that drive the market. Three bedrooms with two baths is the single largest configuration at 432 sales (21.0%), with a median price of $440,142, a median of 1,908 square feet, and a median sale-to-list of 97.07%. Four bedrooms with three baths is second at 333 sales (16.2%), median price $620,139, median 3,030 square feet, and a 97.05% median sale-to-list.

The strongest sale-to-list ratios in the entire combination table belong to five-bed/three-bath (97.08%, 180 sales) and four-bed/three-bath (97.05%, 333 sales). Both are large samples, which makes the pattern credible: the market's most competitive configurations are the mid-to-large family homes with three bathrooms, not the largest homes.

The weakest negotiation positions belong to the extremes. Five-bed/other-bath configurations — 95 sales, median 4,194.5 square feet, median price $922,500 — recorded a 95.15% median sale-to-list and a 43.0-day median DOM, the slowest of any combination with meaningful volume. Six-bed/other-bath (26 sales, median 6,116 square feet, median price $1,032,500) shows a 92.73% median sale-to-list, but with only 26 transactions this should be read as directional at best.

The ≤2-bed/1-bath configuration (16 sales) recorded a 90.45% median sale-to-list — the weakest in the table — but 16 transactions is far too few to treat as a market signal.

What this means in practice. The most liquid, most competitive product in Cumming is a three- or four-bedroom home with three bathrooms. The least liquid is a five-bedroom home with four or more bathrooms, which combines a 43-day median DOM with a 95.15% median sale-to-list. Sellers of large five-bedroom homes are competing in the thinnest buyer pool in the market.

Year built: newer is more expensive, slower, and softer on price

Cumming's housing stock is concentrated in the 1980–2019 window: 1,525 sales, or 72.8% of the market, were built in those four decades. The 2000–2009 era is the single largest cohort at 569 sales (27.6%).

Price rises monotonically with construction year, from a $348,000 median for pre-1950 homes to $651,260 for 2020-and-newer — a 87.1% spread. But the more striking finding is the liquidity inversion. The 1980–1999 cohort is both the fastest-selling (median 18.0 days) and the strongest on price (97.56% median sale-to-list) of any era with meaningful volume. The 2020-and-newer cohort is the slowest (median 46.0 days) and the weakest on price (95.51%) of any era with meaningful volume.

That is a 28-day gap in median time on market between the 1980–1999 cohort and the 2020+ cohort, and a 2.05-percentage-point gap in median sale-to-list. New construction in Cumming is taking roughly two and a half times as long to sell as 1980s and 1990s resale product, and conceding about twice the price. This is consistent with new-build inventory competing against itself in active subdivisions, while established neighborhoods with mature landscaping and settled price expectations move faster.

The 1950–1979 cohort is the fastest of all at 17.0 days, but with 74 sales it is a smaller sample and its 95.10% sale-to-list is mid-pack. Pre-1950 (9 sales) is too small to interpret.

What this means in practice. A buyer of 2020-and-newer product has the strongest negotiating position of any era in the market — 46 days of median market time and a 95.51% median sale-to-list. A seller of 1980s or 1990s resale product is in the strongest position: fastest sales and the highest median sale-to-list in the dataset. New-construction sellers should not assume that "new" commands a speed premium in this market; the data shows the opposite.

HOA: higher prices, slower sales, and a slightly stronger close

Four out of five Cumming transactions — 1,687 of 2,095 — involved a property with an HOA. The median price gap is substantial: HOA properties closed at a median of $610,000 versus $465,000 for non-HOA properties, a difference of $145,000, or 31.2%.

That gap should not be read as an HOA premium. HOA properties in this dataset are disproportionately the newer, larger, single-family product that dominates Cumming's transaction volume, while non-HOA properties are more likely to be older, smaller, or on larger unincorporated lots. The dataset does not contain a matched comparison controlling for size, age, or property type, so the price difference reflects the composition of the two groups as much as any effect of the HOA itself.

What is more informative is the behavioral difference. Non-HOA properties sold faster — a median of 22.0 days versus 29.0 days, a 7-day gap — and closed at a median sale-to-list of 96.29% versus 96.60% for HOA properties. The negotiation margin is nearly identical (a 0.31-percentage-point difference), but the time-to-contract difference is meaningful.

What this means in practice. Non-HOA sellers should expect a faster sale — roughly a week faster at the median — but should not expect a better price outcome; the median sale-to-list is marginally lower for non-HOA properties. HOA sellers should budget about 29 days to contract. Buyers who prioritize speed over amenities should weight non-HOA inventory more heavily, since it clears a full week sooner at essentially the same concession rate.

Price bands: the $450,000–$500,000 band is the market's center, and the $600,000–$650,000 band is its most competitive

The $450,000–$500,000 band is the single largest at 243 sales, or 11.6% of the market. The $400,000–$650,000 corridor as a whole accounts for 1,013 sales, or 48.4% of all transactions — nearly half of Cumming's market sits in a $250,000-wide band. The distribution is right-skewed: 185 sales (8.8%) closed above $1 million, a larger cohort than any single band between $650,000 and $950,000.

Negotiation behavior varies sharply by price band, and the pattern is not linear. The $600,000–$650,000 band shows the most concentrated discounting at the −4% and −2% marks, with 45 and 42 transactions respectively, plus 30 at list — the tightest clustering around a small concession anywhere in the market. The $450,000–$500,000 band shows a similar pattern, with 46 sales at −4%, 48 at list, and 34 at −6%.

At the top of the market, the $1M+ band behaves differently. It contains the largest single concentration of deep discounts: 8 sales below −20%, 4 at −20%, 6 at −18%, and 6 at −16%. It also contains 26 sales at list and 25 at −4%. The $1M+ band is bimodal — a large cluster of near-list and small-concession closings, and a meaningful tail of properties that gave up 16% or more. That tail is where the market's most aggressive price cuts are happening.

The $350,000–$400,000 band is the most list-price-anchored below $500,000, with 21 sales at list and 18 each at −4% and −2%. The $700,000–$750,000 band shows an unusual concentration at −6% (28 sales) and −4% (25 sales), suggesting a specific negotiation norm in that tier.

What this means in practice. A seller listing between $600,000 and $650,000 is in the most predictable negotiation environment in Cumming: the overwhelming majority of closings land between list price and a 4% discount. A seller above $1 million faces a genuinely bimodal market — roughly half of transactions close near list, and a substantial minority require 16%-plus concessions to move. Buyers in the $1M+ band who are patient have the widest range of outcomes available to them anywhere in the market.

The segment-level summary

Cumming's market is a single-family, four-bedroom, three-bathroom, HOA-governed, $590,000-median market. The fastest-selling product is a 1980s-or-1990s four-bedroom with three bathrooms in the $600,000–$650,000 range. The slowest-selling product is a 2020-or-newer five-bedroom with four or more bathrooms, which combines a 46-day median DOM with a 95.15% median sale-to-list. The highest per-foot pricing belongs to condos at $238.50, and the strongest negotiation discipline belongs to townhouses at a 96.73% median sale-to-list. The largest single price band is $450,000–$500,000 at 11.6% of sales, and the deepest discounting is concentrated above $1 million.

The fast lane is dominated by resale single-family homes. Single Family was both the fastest-moving property type (median 27.5 days across 1,856 sales) and the highest-priced (median $620,000). Townhouses moved at essentially the same pace (median 28.0 days, 119 sales) and posted the strongest sale-to-list ratio of any type at 96.73%. Condos were slower (median 40.0 days, 79 sales) despite carrying the highest price per square foot at $238.50 — a reminder that in Cumming, price per square foot and speed do not move together. The "Others" category (41 sales) was slowest at a median 41.0 days and weakest on sale-to-list at 94.87%, but with only 41 transactions this segment is too thin to support firm conclusions.

Age tells a sharper story than property type. Homes built between 1950 and 1979 sold in a median of just 17.0 days (74 sales), and the 1980–1999 cohort — the second-largest era group at 500 sales — moved in a median of 18.0 days while achieving the strongest sale-to-list ratio in the dataset at 97.56%. Compare that to homes built in 2020 or later: 450 sales, a median of 46.0 days, and a sale-to-list ratio of 95.51%. Newer construction in Cumming is priced highest (median $651,260) and negotiates worst. That is not a statement that new homes are overpriced — it is an observation that the newest cohort carries the longest marketing times and the largest observed discounts in these records.

Bedroom count produces a non-obvious inversion. Four-bedroom homes were the fastest segment at a median of 23.5 days (617 sales), while five-bedroom homes — a larger cohort at 575 sales — took a median of 34.0 days. The five-bedroom segment is also the second-priciest (median $725,000) and posted a weaker sale-to-list ratio (96.27%) than either three-bedroom (96.97%) or four-bedroom (96.94%) homes. The practical read: the four-bedroom, three-bath configuration is the sweet spot of this market, combining a median of 22.5 days with a 97.05% sale-to-list ratio across 333 sales. Five-bedroom, four-bath homes — 300 sales — took a median of 36.0 days and settled at 96.14%.

HOA status correlates with a meaningful pricing and velocity gap. The 1,687 HOA properties (80.5% of sales) had a median sale price of $610,000 versus $465,000 for the 408 non-HOA sales — a 31.2% difference — but HOA homes also took longer to sell (median 29.0 days versus 22.0 days). The sale-to-list ratios are nearly identical (96.60% with HOA, 96.29% without), which suggests the price gap reflects what HOA communities contain rather than any negotiating advantage conferred by the HOA itself. Non-HOA sellers should note they are competing on speed, not on price.

The price-band distribution of discounts reveals where buyers actually have room. In the 450–500K band — the single most active band at 243 sales — 48 transactions closed at list and 46 closed 4% below, with 34 at 6% below and 28 at 2% below. The distribution is tightly clustered within a few points of list. The same pattern holds in 500–550K (203 sales) and 550–600K (175 sales). Now look at the 1M+ band: 185 sales, with 26 at list but 25 at 4% below, 21 at 6% below, 16 each at 8% and 10% below, 14 each at 12% and 14% below, and 8 transactions more than 20% below list. The luxury tier is where the discount distribution has a genuinely long tail. Buyers shopping above $1 million in Cumming are operating in a market where a double-digit percentage reduction from list is a realistic outcome, not an outlier.

The 600–650K band shows the opposite tension. It recorded 45 sales at 4% below list and 42 at 2% below — the two largest single-category counts in that band — against only 30 at list. That is a band where sellers are conceding a little almost universally rather than a lot occasionally. Meanwhile, the 350–400K band (117 sales) had 21 at list, 18 at 2% below, and 18 at 4% below, with 12 at 6% below and 11 at 14% below — a wider spread than the mid-market bands above it.

The relationship between days on market and negotiating outcome is the most actionable pattern in the data. The 0–7 day bucket contains 473 sales — 22.6% of the market — and these are the transactions where sellers retained the most pricing power. The 64+ day bucket contains 530 sales, 25.3% of the market, and represents the cohort where the largest cumulative discounts accumulate. A seller who has not received an offer within the first two weeks is, statistically, entering a different market with different rules.

Subdivision-level listing data adds geographic texture, though it reflects active-listing medians rather than closed sales. Vickery (30040) shows a median list price of $1,295,000 with a median of 81 days on market across 19 active listings — the slowest of the high-volume subdivisions. Windermere (30041) lists at a median of $779,900 with 40 days across 23 active listings. At the fast end, Fieldstone Glen (30040) shows a median of 7 days across 3 active listings, and Stonebrooke Commons (30040) and Windermere Muirfield (30041) each show 13 days across 3 listings. These are small active-listing samples and should be read as directional, not definitive. Shiloh Preserve (30040) stands out for the opposite reason: a median list price of $2,450,000 and a median of 569 days across 4 active listings — an extreme outlier that illustrates how thin the ultra-luxury buyer pool is in this market.

For buyers, the negotiating room is concentrated in three places: homes above $1 million, homes built since 2020, and homes that have been listed more than 60 days. For sellers, the strongest pricing power sits with 1980–1999 resale homes, four-bedroom three-bath configurations, and anything that generates an offer in the first week. The 18.8% of transactions that closed at list are not evenly distributed — they cluster in the $350,000–$650,000 range where buyer demand is deepest.

Volume told a different story. The busiest month was December 2025 with 212 sales — the same month prices bottomed. The slowest month was August 2026 with 138 sales. That December volume spike alongside a December price trough is a notable pairing: it suggests that the transactions closing in December were disproportionately at the lower end of the market, pulling the median down while count went up. January and February 2026 followed with 140 and 143 sales respectively, the two lowest-volume months of the first half.

The spring of 2026 brought a price recovery without a volume recovery. March 2026 saw 184 sales at a median of $582,500; April saw 192 at $590,000; May saw 153 at $615,000; June saw 202 at $617,000. June's median of $617,000 was within $3,000 of the September 2025 peak. But the three-month average for June–August 2026 was 161 sales per month, down 17.9% from the 196 sales per month averaged across September–November 2025. Prices recovered; transaction counts did not.

The most recent month, August 2026, closed 138 sales at a median of $605,000 — up 1.7% from July's $595,000. The three-month median price comparison (June–August 2026 versus March–May 2026) also shows a 1.7% increase, and the six-month comparison (March–August 2026 versus September 2025–February 2026) shows a 4.1% increase. The full 12-month span from the first month to the last shows a net median price change of -2.4%, which captures the September 2025 peak and the subsequent round trip.

The listing-side data, which runs from October 2025 through August 2026, shows the supply side of the same story. Active listings climbed from 745 in October 2025 to 1,159 in August 2026 — a 55.6% increase over ten months. Months of supply rose from 3.76 in October 2025 to 8.46 in August 2026. The pending-to-active ratio fell from 0.302 to 0.2139 over the same period. New listings peaked at 458 in May 2026 and had declined to 292 by August 2026, but active inventory remained near its high because sales were not keeping pace with the cumulative buildup.

The seasonal read, stated carefully: Cumming's observed pattern in this 12-month window was a price peak in early autumn 2025, a price trough in December 2025, a spring 2026 price recovery, and a summer 2026 volume decline against rising inventory. Whether autumn price peaks and December troughs recur annually cannot be determined from a single year of data. What can be said is that the market entered the fall of 2026 with more inventory, slower absorption, and a wider gap between asking and selling prices than it carried a year earlier — and that the price recovery from the December trough was real but was not accompanied by a recovery in transaction volume.

What sells fastest. Single Family is both the dominant and the fastest-moving type: 1,856 sales, a 12-month median of $620,000, and a median of 27.5 days on market. Townhouse is close behind at 28 days across 119 sales. Condo is slower at 40 days across 79 sales, and the "Others" category is slowest at 41 days across 41 sales. By bedroom count, 4-bedroom homes move fastest at a median of 23.5 days across 617 sales, while 5-bedroom homes take 34 days across 575 sales. By era, homes built 1950-1979 moved in a median of 17 days (74 sales) and 1980-1999 stock in 18 days (500 sales) — both far quicker than the 46-day median for 2020+ construction (450 sales). The 2020+ cohort is the slowest-selling age bracket in the dataset despite carrying the highest median price at $651,260.

Where relative value sits. The lowest $/sqft among major types is Single Family at a 12-month median of $212 per square foot, versus $221 for Townhouse and $238.50 for Condo. Combined with the deepest discount behavior in the 1M+ band, the clearest value combination for a buyer is a large single-family home in the upper price tiers: you get the lowest price-per-foot of any type, the largest observed negotiation margins, and a segment (5+ bedrooms) where median days on market stretch to 34 and 32 days respectively. The 4-bed/3-bath configuration is the volume workhorse at 333 sales with a median of $620,139 and a median of 22.5 days — fast, but priced at a premium to the 4-bed/2-bath configuration at $505,000 median across 215 sales.

What buyers should watch. Two specific segments. First, 2020+ construction: 450 sales, a 46-day median, and a 95.5% median sale-to-list — the weakest sale-to-list of any era except Pre-1950. Newer product is competing against itself and against a rising resale tide. Second, the 5-bedroom segment: 575 sales at a 34-day median and a 96.27% median sale-to-list, slower and softer than the 4-bedroom cohort. Buyers targeting either should expect to negotiate and should not treat list price as a floor.

So what: A Cumming buyer in 2026-08 is operating in a market with 8.46 months of supply where 75.5% of sales close below list. The leverage is concentrated in the 1M+ band and in 2020+ construction; it is thinnest in the 450-500K and 600-650K bands, where the majority of sales cluster within 4% of asking.

Where homes sit. The DOM distribution is bimodal. 473 sales closed within 7 days (22.6%) and 263 within 8-14 days (bringing the 14-day total to 35.2%). But 530 sales — 25.3% of the 2,092 with DOM data — took 64 days or longer. Half the market (50.5%) sold within 28 days; the other half did not. The gap between the fast cohort and the slow cohort is the defining feature of this market, and it is not random: it tracks age of home, bedroom count, and price band.

HOA dynamics. HOA properties carried a 12-month median price of $610,000 versus $465,000 for non-HOA, a 31.2% gap, and a median of 29 days on market versus 22 days for non-HOA. HOA homes are 80.5% of the market (1,687 sales) versus 19.5% (408 sales). The sale-to-list medians are nearly identical — 96.60% with HOA versus 96.29% without — so the HOA premium shows up in price and in time, not in negotiation depth. This is a correlation in the observed transactions, not evidence that HOA status causes higher prices; HOA communities in Cumming simply tend to be newer and larger.

Subdivision-level liquidity. The current-month subdivision snapshot shows where inventory is concentrated. CUMMING (30040) carries 91 active listings at a $698,500 median list price and a 54-day median DOM. WINDERMERE (30041) has 23 active listings at a $779,900 median and a 40-day median. VICKERY (30040) has 19 active listings at a $1,295,000 median and an 81-day median. LAKE FOREST (30040) has 18 active listings at a $749,950 median and a 37-day median. SWEETBRIAR (30040) has 16 active listings at a $397,500 median and a 37-day median. On the slow end, SHILOH PRESERVE (30040) shows a 569-day median DOM across 4 active listings at a $2,450,000 median list price, and SIERRA LAKE (30040) shows a 153-day median across 9 active listings at $839,000. On the fast end, FIELDSTONE GLEN (30040) shows a 7-day median across 3 active listings at $645,000, and STONEBROOKE COMMONS (30040) and WINDERMERE MUIRFIELD (30041) each show 13-day medians. Note that these subdivision figures are active-listing medians from a current-month snapshot, not closed-sale medians, and several rest on only 3-5 listings.

Does pricing matter more in certain segments? Yes, and the data shows it clearly. In the 450-500K band, 48 of 243 sales closed at list and only 2 closed more than 20% below — the band absorbs inventory near asking. In the 1M+ band, 38 of 185 sales closed 12% or more below list. The higher the price band, the wider the distribution of outcomes. Sellers in the 1M+ tier are pricing into a market that will test that price, while sellers in the 450-650K core are pricing into a market that largely accepts it.

So what: A Cumming seller with a 1980-1999 or 2000-2009 single-family home in the 450-650K range is in the strongest position the data supports — fast, close to asking, and in the highest-volume bands. A seller of 2020+ construction or a 5-bedroom home should plan for a 34-46 day marketing period and a sale-to-list in the 95-96% range, and should price accordingly rather than testing the top of the band.

Where homes are sitting. The 64+ day bucket holds 530 sales, or 25.3% of the 2,092 with DOM data. That is the single largest bucket in the distribution. Meanwhile 473 sales closed in 7 days or fewer. The market is splitting into a fast lane and a slow lane, and the slow lane is large enough to be a distinct business opportunity — listing presentations, price-reduction strategy, and re-marketing campaigns for the 64+ day cohort.

Where negotiation margins are largest. The 1M+ band. Of 185 sales, 38 closed 12% or more below list, including 8 deeper than -20%. The 900-950K band shows 11 sales at -4% and 6 at -6% across 40 sales. The 850-900K band shows 15 sales at -4% and 10 at -6% across 66 sales. Above $850,000, the distribution of outcomes widens considerably. Below $650,000, it compresses.

Which segments are competitive. The 450-500K band is the most contested: 243 sales, with 48 at list, 46 at -4%, and 34 at -6%. The 600-650K band is similarly tight: 205 sales, 45 at -4%, 42 at -2%, and 30 at list. These are the bands where buyers and sellers meet quickly and where agent skill in pricing to the exact dollar matters most.

Which segments are underserved or slow. The "Others" property type — 41 sales, a 41-day median, and a 94.87% median sale-to-list — is the weakest meaningful segment. Condo is also slow at a 40-day median across 79 sales, with a 96.22% median sale-to-list. Both are small enough that they may be underserved by specialized representation. The 2020+ construction cohort, at 450 sales and a 46-day median, is large enough to be a distinct practice area: new-construction resale competes directly with builder inventory and needs a different pricing and marketing approach.

Where market shifts are occurring. The median price moved from a peak of $620,000 in 2025-09 to a trough of $552,450 in 2025-12, then recovered to $605,000 in 2026-08. The largest single-month move was -5.8% in 2025-11. Over the full window, the median price span change was -2.4%, but the 3-month versus prior-3-month change was +1.7% and the 6-month versus prior-6-month change was +4.1%. The last month's median was $605,000, up 1.7% month over month. Price is stabilizing even as volume declines.

So what: An agent's highest-yield focus in Cumming is the 400-650K single-family corridor, where volume is densest and sale-to-list is tightest. The growth opportunity is in the 64+ day cohort — 530 sales, a quarter of the market — and in the 2020+ construction segment, where 450 sales are competing against builder inventory at a 46-day median. The 1M+ band is where negotiation skill is most visibly rewarded.

Where discounts are largest. The 1M+ band, as noted, shows 38 sales at 12% or deeper below list. But for an investor focused on acquisition basis, the more relevant observation is that 75.5% of all sales closed below list, and the 450-500K band — the most liquid — still produced 46 sales at -4% and 34 at -6%. Discount depth and liquidity are not perfectly aligned: the deepest discounts sit in the least liquid band.

Older housing stock. The 1950-1979 cohort (74 sales) moved in a median of 17 days, and the 1980-1999 cohort (500 sales) in 18 days, both faster than the 27-day median for 2000-2009 and the 46-day median for 2020+. Older stock is not sitting — it is moving. The 1980-1999 cohort also posted the strongest sale-to-list in the dataset at 97.56%. For an investor, this is the segment where acquisition and exit are both fastest, though the median price of $526,000 is above the market-wide $590,000 only marginally below it.

Geographic concentration. The entire dataset is the city of Cumming, so there is no cross-city comparison to make. Within Cumming, the subdivision snapshot shows active-listing concentration in CUMMING (30040) at 91 listings, WINDERMERE (30041) at 23, VICKERY (30040) at 19, LAKE FOREST (30040) at 18, and SWEETBRIAR (30040) at 16. These are the subdivisions where inventory is deepest and where an investor would have the most choice — though the snapshot shows zero homes sold in each during the reported month, so the figures describe standing supply, not transaction flow.

Price trends. The 12-month median price span change was -2.4%, with a peak of $620,000 in 2025-09 and a trough of $552,450 in 2025-12. The 6-month versus prior-6-month change was +4.1%, and the 3-month versus prior-3-month change was +1.7%. The most recent month's median was $605,000. Price has recovered from the winter trough but has not returned to the September peak. Volume, by contrast, has not recovered: the 3-month average of monthly sales fell 17.9% from the first three months of the window to the last three.

Variation between asking and clearing prices. The full price-change distribution across 2,088 transactions shows 392 sales at list, 336 at -4%, 286 at -2%, 282 at -6%, 202 at -8%, and 151 at -10%. The tail is thin on the upside: 37 sales at +2%, 28 at +4%, 15 at +20% or better. The distribution is skewed toward modest discounts, with a long thin tail of deep cuts above $1M.

So what: The observable characteristics most relevant to an investor in Cumming are the 1980-1999 single-family cohort (500 sales, 18-day median, 97.56% sale-to-list), the 450-500K price band (243 sales, tightest negotiation), and the 1M+ band (185 sales, deepest discounts but slowest clearance). This dataset does not contain rental, income, or expense data, so no yield, cap rate, or return calculation is possible. What it does show is where liquidity, price, and negotiation depth diverge — and those divergences are the starting point for further investigation, not a conclusion.

3. Supply has more than doubled in ten months while the pending-to-active ratio has collapsed. Active listings stood at 745 in October 2025 and 1,159 in August 2026. Months of supply went from 3.76 to 8.46. The pending-to-active ratio — the share of the standing inventory that is under contract — fell from 0.302 to 0.2139. In October 2025 roughly three in ten active listings were pending; by August 2026 it was closer to one in five. New listings have also decelerated, from 458 in May 2026 to 292 in August, so the inventory build is being driven by slower absorption rather than a listing flood.

4. Cumming is a two-speed market, and the split is not by price — it is by age of home. Homes built 1950–1979 sold in a median of 17 days and homes built 1980–1999 in 18 days. Homes built 2020 or later sold in a median of 46 days — 2.7 times the 1950–1979 figure. The 2020+ cohort is also the most expensive, with a 12-month median of $651,260, and it carries the weakest median sale-to-list ratio of any era at 95.5%. Newer, pricier construction is sitting; older, cheaper stock is moving. The 1980–1999 cohort posted the strongest sale-to-list ratio in the dataset at 97.6%.

5. The 450–500K band is the market's center of gravity and its most liquid segment. It accounts for 11.6% of all transactions, the largest single band, with 243 sales. The adjacent 500–550K band adds 203 and 600–650K adds 205. Together the 450–650K range covers 651 of 2,095 sales. Below 400K, inventory thins sharply: only 67 sales in 300–350K and 36 in 250–300K. Cumming's transaction base is concentrated in a narrow $200,000-wide corridor.

6. Negotiation behavior is remarkably uniform across price bands — with one exception at the very top. Citywide, 75.5% of the 2,088 transactions with a list price closed below list, 18.8% at list, and 5.7% above. That pattern holds from 350K through 950K. The 1M+ band is the outlier: 26 sales closed exactly at list, the single largest at-list count of any band, and 13 closed above list by 4% or more. Luxury sellers in Cumming are holding price rather than discounting, and a meaningful minority of buyers are paying up.

7. HOA properties carry a 31.2% higher 12-month median price but sell seven days slower. The median for HOA properties is $610,000 against $465,000 for non-HOA, a $145,000 gap. HOA homes also take a median of 29 days to sell versus 22 for non-HOA. This is a composition effect as much as anything — HOA properties skew newer and larger — but the direction is consistent: the HOA premium in price comes with a liquidity cost.

8. The DOM distribution is bimodal, not a bell curve. Of 2,092 transactions, 473 closed within 7 days (22.6%) and 530 took 64 days or longer (25.3%). Only 133 sales landed in the 22–28 day bucket. Cumming does not have a "typical" days-on-market; it has a fast cohort that clears in under two weeks and a slow cohort that runs past two months, with a thin middle. Half of all sales closed within 28 days; three-quarters within 63.

9. Four-bedroom homes are the fastest-selling configuration; five-bedroom homes are the slowest. Four-bedroom properties sold in a median of 23.5 days across 617 sales. Five-bedroom properties took 34 days across 575 sales — 10.5 days longer for a segment nearly identical in size. The 4-bed/3-bath combination is the sweet spot: 333 sales, a 22.5-day median, and a 97.0% sale-to-list ratio. The 5-bed/4-bath combination, with 300 sales, took 36 days and closed at 96.1%.

10. The top of the subdivision market is effectively frozen. Shiloh Preserve in 30040 carries a median list price of $2,450,000 with a median of 569 days on market across four active listings. Sierra Lake in 30040 sits at $839,000 with a 153-day median. Yellowstone Farm in 30028 is at $779,000 with 145 days. Meanwhile Fieldstone Glen in 30040 lists at a $645,000 median and moves in 7 days, and Stonebrooke Commons at $425,000 moves in 13. The spread between the fastest and slowest subdivisions in the same city is 562 days.

The two trends are consistent with each other rather than contradictory. Sellers who do not need to transact are holding price and waiting; sellers who do transact are doing so at higher medians because the mix of what clears has shifted toward the segments that were always priced higher. The 2020+ cohort — 450 sales at a $651,260 median — is the slowest-moving era in the market at 46 days, and its share of closings will determine whether the headline median continues to rise or flattens as that inventory is worked through.

What the data does not support is any claim about where this goes next. There is no multi-year seasonality in this dataset, no mortgage-rate series, and no forward-looking indicator. What can be said is that the market entered the final month of the window with more inventory, slower absorption, and a higher median than it had ten months earlier — a configuration that historically resolves through either price adjustment or volume recovery, and this dataset does not contain the information needed to determine which.

Are Cumming home prices rising or falling? Prices are mixed depending on the window. The 12-month median fell 2.4% from the September 2025 peak of $620,000 to the August 2026 median of $605,000, but the most recent three months averaged 1.7% above the prior three months, and the last six months averaged 4.1% above the prior six. The December 2025 trough of $552,450 was the low point of the year.

How fast are homes selling in Cumming? The 12-month median days on market was 28 days. Just over half of all sales — 50.5% — went under contract within 28 days, and 22.6% sold within 7 days. At the other end, 25.3% of homes took 64 days or longer to sell.

What is the median price per square foot in Cumming? The 12-month median price per square foot was $214 across all property types. Condos carried the highest median at $238.50 per square foot, followed by townhouses at $221 and single-family homes at $212.

How much inventory is available in Cumming right now? As of August 2026, there were 1,159 active listings, 292 new listings, and 248 pending sales, representing 8.46 months of supply. That is a sharp increase from 3.76 months of supply in October 2025, when only 745 homes were active.

How close to asking price are Cumming homes selling? Of 2,088 transactions with a recorded list price, 75.5% sold below list, 18.8% sold at list, and 5.7% sold above list. The median sale-to-list ratio was 96.6% for single-family homes, 96.7% for townhouses, and 96.2% for condos.

Which Cumming ZIP code has more homes for sale? ZIP 30040 dominates active inventory with the largest subdivisions by listing count: the Cumming (30040) area itself shows 91 active listings, followed by Windermere (30041) with 23, Vickery (30040) with 19, and Lake Forest (30040) with 18. ZIP 30040 subdivisions account for the majority of the top-10 most active subdivisions by listing count.

Which Cumming subdivisions have the highest median list prices? Shiloh Preserve (30040) leads at a median list price of $2,450,000, followed by Creekstone Estate (30041) at $1,550,000, Deer Creek Shores (30041) at $1,300,000, Vickery (30040) at $1,295,000, and Legends of Settendown Creek (30028) at $1,149,000. These figures reflect active-listing medians as of the October 2026 subdivision snapshot.

Which Cumming subdivisions have the lowest median list prices? Deerwood (30041) has the lowest median list price at $259,000, followed by Burnt Hickory (30028) at $289,900, Hutchinson Pointe (30040) at $310,500, Lanier Walk (30041) at $335,000, and Pilgrim Lake (30040) at $336,950.

Which Cumming subdivisions have the highest price per square foot? Shiloh Preserve (30040) leads at $578.47 per square foot, followed by Deer Creek Shores (30041) at $417.28, Vickery (30040) at $355.69, Windermere Muirfield (30041) at $274.84, and Cumming (30040) at $247.03.

Which Cumming subdivisions have the lowest price per square foot? Burnt Hickory (30028) has the lowest median price per square foot at $152.10, followed by Deerwood (30041) at $170.75, Sweetbriar (30040) at $178.94, Lake Forest (30040) at $183.06, and Hampton Golf Village (30041) at $184.03.

Which Cumming subdivisions sell fastest? Fieldstone Glen (30040) had the shortest median days on market at 7 days, followed by Stonebrooke Commons (30040) and Windermere Muirfield (30041) at 13 days each, Fieldstone Preserve (30040) at 14 days, and Westbrook (30040) at 15 days. These are active-listing medians from the October 2026 subdivision snapshot and reflect small listing counts of 3 to 6 homes each.

Which Cumming subdivisions take the longest to sell? Shiloh Preserve (30040) had the longest median days on market at 569 days, followed by Sierra Lake (30040) at 153 days, Yellowstone Farm (30028) at 145 days, Hutchinson Pointe (30040) at 141 days, and Caney Creek (30041) at 131 days.

What types of homes sell fastest in Cumming? Single-family homes sold fastest with a 12-month median of 27.5 days on market across 1,856 sales. Townhouses followed at 28 days across 119 sales, condos at 40 days across 79 sales, and other property types at 41 days across 41 sales.

What types of homes sell for the most in Cumming? Single-family homes had the highest median sale price at $620,000 across 1,856 transactions. Condos followed at $460,000 across 79 sales, townhouses at $440,000 across 119 sales, and other property types at $178,000 across 41 sales.

How many bedrooms do most Cumming homes have? Four-bedroom homes were the most common, accounting for 617 sales (30.0% of the market) with a median price of $590,000. Three-bedroom homes followed at 582 sales (28.3%) with a median of $459,850, and five-bedroom homes at 575 sales (28.0%) with a median of $725,000.

What is the median price of a 5-bedroom home in Cumming? Five-bedroom homes sold for a 12-month median of $725,000 across 575 transactions. That is 22.9% above the overall market median of $590,000. Five-bedroom homes also took longer to sell, with a median of 34 days on market versus 28 days for the overall market.

What is the median price of a 3-bedroom home in Cumming? Three-bedroom homes sold for a 12-month median of $459,850 across 582 transactions — 22.1% below the overall market median. They sold relatively quickly at a median of 26 days on market and achieved the strongest sale-to-list ratio of any bedroom count at 97.0%.

How much more do HOA properties sell for in Cumming? Homes with an HOA had a 12-month median sale price of $610,000 versus $465,000 for homes without an HOA — a 31.2% difference. HOA properties also took longer to sell, with a median of 29 days on market versus 22 days for non-HOA homes. This is a correlation in the observed transactions, not evidence that an HOA causes higher prices.

What percentage of Cumming homes have an HOA? Of the 2,095 sales in the 12-month period, 1,687 (80.5%) were in HOA communities and 408 (19.5%) were not.

How old is the housing stock in Cumming? Homes built from 2000 to 2009 represent the largest share of sales at 27.6% (569 transactions), followed by 1980–1999 at 24.3% (500 sales), 2010–2019 at 22.2% (456 sales), and 2020 or newer at 21.9% (450 sales). Pre-1950 homes are rare, accounting for just 9 sales (0.4%).

Do newer homes sell for more in Cumming? Yes. Homes built in 2020 or later had the highest 12-month median sale price at $651,260 across 450 sales, compared to $348,000 for pre-1950 homes across just 9 sales. However, newer homes also took the longest to sell, with a median of 46 days on market versus 17 days for homes built between 1950 and 1979.

Which era of Cumming homes sells fastest? Homes built between 1950 and 1979 sold fastest with a median of 17 days on market across 74 sales, followed by 1980–1999 homes at 18 days across 500 sales. Homes built in 2020 or later were the slowest at 46 days across 450 sales.

Where can buyers negotiate the biggest discount in Cumming? The deepest discounts cluster in the $1M+ price band, where 8 sales closed more than 20% below list and 4 closed exactly 20% below. In the $450,000–$500,000 band, 46 sales closed 4% below list and 48 closed at list. Overall, 75.5% of Cumming sales closed below asking price.

Which price band has the most Cumming home sales? The $450,000–$500,000 band was the most active with 243 sales, representing 11.6% of the market. The $600,000–$650,000 band followed with 205 sales, and the $500,000–$550,000 band with 203 sales.

How competitive is the $600,000–$650,000 price band in Cumming? This band saw 205 sales in 12 months, with 45 closing 4% below list and 42 closing 2% below list — the highest concentration of near-list sales in the market. Only 30 closed at exactly list price, and just 2 sold above list by 2% or more.

What is the most expensive home sale segment in Cumming? The $1M+ price band accounted for 185 sales in the 12-month period. Within that band, 26 homes sold at exactly list price, 25 sold 4% below list, and 21 sold 6% below list. Eight homes sold more than 20% below list, the deepest discounts recorded in any price band.

How many Cumming homes sold above asking price? Only 5.7% of transactions — 119 out of 2,088 with a recorded list price — closed above list. The largest concentration of above-list sales occurred in the $1M+ band, where 14 transactions closed above list by amounts ranging from 4% to more than 20%.

What is the total dollar volume of Cumming home sales? Cumming recorded approximately $1.35 billion in total transaction volume across 2,095 sales during the 12-month period ending August 2026.

Is the Cumming market slowing down? Sales volume has declined. The most recent three months (June–August 2026) averaged 161 sales per month, down 17.9% from the first three months of the period (September–November 2025), which averaged 196 sales per month. Active listings rose from 745 in October 2025 to 1,159 in August 2026, pushing months of supply from 3.76 to 8.46.

What is the months of supply in Cumming? As of August 2026, Cumming had 8.46 months of supply, up from 3.76 months in October 2025. The pending-to-active ratio fell from 0.302 to 0.2139 over the same period, indicating that a smaller share of listed homes are going under contract each month.

How many new listings hit the Cumming market in August 2026? There were 292 new listings in August 2026, down from 403 in April 2026 and 458 in May 2026. The August figure represents the lowest new-listing count since January 2026, when 245 new listings came to market.

What was the slowest month for Cumming home sales? August 2026 was the slowest month with 138 closings, followed by January 2026 with 140 and February 2026 with 143. The strongest month was December 2025 with 212 closings.

What was the highest median price month in Cumming? September 2025 recorded the highest monthly median at $620,000. The lowest was December 2025 at $552,450. The largest single-month price drop occurred in November 2025, when the median fell 5.8%.

How many condos sold in Cumming? Seventy-nine condos sold in the 12-month period, representing 3.8% of all sales. Condos had a median sale price of $460,000 and the highest median price per square foot of any property type at $238.50, but also the slowest median days on market at 40 days.

How many townhouses sold in Cumming? One hundred nineteen townhouses sold, representing 5.7% of the market. They had a median sale price of $440,000, a median of 28 days on market, and the strongest median sale-to-list ratio of any property type at 96.7%.

What is the median sale-to-list ratio in Cumming? The overall median sale-to-list ratio was approximately 96.6% for single-family homes, 96.7% for townhouses, 96.2% for condos, and 94.9% for other property types. Across all transactions with a recorded list price, 75.5% sold below list.

Which Cumming subdivision has the most active listings? The Cumming (30040) area leads with 91 active listings as of the October 2026 subdivision snapshot, followed by Windermere (30041) with 23, Vickery (30040) with 19, Lake Forest (30040) with 18, and Sweetbriar (30040) with 16.

What is the median list price in Windermere in Cumming? Windermere (30041) had a median list price of $779,900 with 23 active listings and a median of 40 days on market as of the October 2026 subdivision snapshot.

What is the median list price in Vickery in Cumming? Vickery (30040) had a median list price of $1,295,000 with 19 active listings and a median of 81 days on market. Its median price per square foot of $355.69 is the third-highest among Cumming subdivisions.

What is the median list price in Lake Forest in Cumming? Lake Forest (30040) had a median list price of $749,950 with 18 active listings and a median of 37 days on market as of the October 2026 subdivision snapshot.

What is the median list price in Sweetbriar in Cumming? Sweetbriar (30040) had a median list price of $397,500 with 16 active listings and a median of 37 days on market. Its median price per square foot of $178.94 is among the lowest in the Cumming area.

What is the median list price in Deerwood in Cumming? Deerwood (30041) had the lowest median list price of any Cumming subdivision at $259,000, with 15 active listings and a median of 75 days on market. Its median price per square foot of $170.75 is the second-lowest in the area.

What is the median list price in Chattahoochee River Club? Chattahoochee River Club (30041) had a median list price of $865,000 with 14 active listings and a median of 64 days on market as of the October 2026 subdivision snapshot.

What is the median list price in Hampton Golf Village? Hampton Golf Village (30041) had a median list price of $682,450 with 12 active listings and a median of 66 days on market.

What is the median list price in Shady Shores in Cumming? Shady Shores (30041) had a median list price of $374,000 with 13 active listings and a median of 41 days on market. Its median price per square foot of $246.30 is relatively high for its price point.

What is the median list price in Kentmere in Cumming? Kentmere (30040) had a median list price of $418,350 with 15 active listings and a median of 63 days on market as of the October 2026 subdivision snapshot.

How many Cumming subdivisions have active listings? The subdivision analytics snapshot covers 124 subdivisions across the Cumming area, with active listing counts ranging from 3 to 91 homes per subdivision.

Which Cumming subdivision has the longest days on market? Shiloh Preserve (30040) had a median of 569 days on market with 4 active listings and a median list price of $2,450,000 — the highest-priced subdivision in the Cumming area. Its median price per square foot of $578.47 is also the highest recorded.

Which Cumming subdivision has the highest price per square foot? Shiloh Preserve (30040) leads at $578.47 per square foot, more than double the Cumming-wide median of $214 per square foot. Deer Creek Shores (30041) follows at $417.28 per square foot.

What is the median price per square foot in Cumming (30040)? The Cumming (30040) subdivision area had a median price per square foot of $247.03 with 91 active listings and a median list price of $698,500 as of the October 2026 snapshot.

What is the median price per square foot in Windermere? Windermere (30041) had a median price per square foot of $192.23 with 23 active listings and a median list price of $779,900.

What is the median price per square foot in Deer Creek Shores? Deer Creek Shores (30041) had a median price per square foot of $417.28 with 7 active listings and a median list price of $1,300,000.

What is the median price per square foot in Creekstone Estate? Creekstone Estate (30041) had a median price per square foot of $233.12 with 5 active listings and a median list price of $1,550,000.

What is the median price per square foot in Legends of Settendown Creek? Legends of Settendown Creek (30028) had a median price per square foot of $199.00 with 3 active listings and a median list price of $1,149,000.

What is the median price per square foot in Burnt Hickory? Burnt Hickory (30028) had the lowest median price per square foot in the Cumming area at $152.10, with 3 active listings and a median list price of $289,900.

What is the median price per square foot in Hutchinson Pointe? Hutchinson Pointe (30040) had a median price per square foot of $231.44 with 5 active listings and a median list price of $310,500. It also had one of the longest median days on market at 141 days.

What is the median price per square foot in Lanier Walk? Lanier Walk (30041) had a median price per square foot of $188.95 with 3 active listings, a median list price of $335,000, and a median of 90 days on market.

What is the median price per square foot in Pilgrim Lake? Pilgrim Lake (30040) had a median price per square foot of $190.45 with 4 active listings, a median list price of $336,950, and a median of 128 days on market.

What is the median price per square foot in Sierra Lake? Sierra Lake (30040) had a median price per square foot of $222.22 with 9 active listings, a median list price of $839,000, and a median of 153 days on market.

What is the median price per square foot in Yellowstone Farm? Yellowstone Farm (30028) had a median price per square foot of $247.05 with 5 active listings, a median list price of $779,000, and a median of 145 days on market.

What is the median price per square foot in Caney Creek? Caney Creek (30041) had a median price per square foot of $196.58 with 3 active listings, a median list price of $750,000, and a median of 131 days on market.

What is the median price per square foot in Fieldstone Glen? Fieldstone Glen (30040) had a median price per square foot of $199.51 with 3 active listings, a median list price of $645,000, and the fastest median days on market in the Cumming area at 7 days.

What is the median price per square foot in Stonebrooke Commons? Stonebrooke Commons (30040) had a median price per square foot of $229.23 with 3 active listings, a median list price of $425,000, and a median of 13 days on market.

What is the median price per square foot in Windermere Muirfield? Windermere Muirfield (30041) had a median price per square foot of $274.84 with 3 active listings, a median list price of $499,000, and a median of 13 days on market.

What is the median price per square foot in Fieldstone Preserve? Fieldstone Preserve (30040) had a median price per square foot of $203.30 with 3 active listings, a median list price of $975,000, and a median of 14 days on market.

What is the median price per square foot in Westbrook? Westbrook (30040) had a median price per square foot of $210.69 with 6 active listings, a median list price of $774,450, and a median of 15 days on market.

How many homes sold in the Cumming (30040) subdivision area? The subdivision analytics snapshot for October 2026 shows zero homes sold in the Cumming (30040) subdivision area for that month, with 91 active listings and a median list price of $698,500. The subdivision-level snapshot captures active-listing metrics rather than monthly closings.

What is the median list price in Cumming (30040)? The Cumming (30040) subdivision area had a median list price of $698,500 with 91 active listings and a median of 54 days on market as of the October 2026 snapshot.

What is the median list price in Windermere (30041)? Windermere (30041) had a median list price of $779,900 with 23 active listings and a median of 40 days on market.

What is the median list price in Vickery (30040)? Vickery (30040) had a median list price of $1,295,000 with 19 active listings and a median of 81 days on market.

What is the median list price in Lake Forest (30040)? Lake Forest (30040) had a median list price of $749,950 with 18 active listings and a median of 37 days on market.

What is the median list price in Sweetbriar (30040)? Sweetbriar (30040) had a median list price of $397,500 with 16 active listings and a median of 37 days on market.

What is the median list price in Deerwood (30041)? Deerwood (30041) had a median list price of $259,000 with 15 active listings and a median of 75 days on market.

What is the median list price in Kentmere (30040)? Kentmere (30040) had a median list price of $418,350 with 15 active listings and a median of 63 days on market.

What is the median list price in Chattahoochee River Club (30041)? Chattahoochee River Club (30041) had a median list price of $865,000 with 14 active listings and a median of 64 days on market.

What is the median list price in Shady Shores (30041)? Shady Shores (30041) had a median list price of $374,000 with 13 active listings and a median of 41 days on market.

What is the median list price in Hampton Golf Village (30041)? Hampton Golf Village (30041) had a median list price of $682,450 with 12 active listings and a median of 66 days on market.

What is the median list price in Shiloh Preserve (30040)? Shiloh Preserve (30040) had the highest median list price in the Cumming area at $2,450,000 with 4 active listings and a median of 569 days on market.

What is the median list price in Creekstone Estate (30041)? Creekstone Estate (30041) had a median list price of $1,550,000 with 5 active listings and a median of 60 days on market.

What is the median list price in Deer Creek Shores (30041)? Deer Creek Shores (30041) had a median list price of $1,300,000 with 7 active listings and a median of 40 days on market.

What is the median list price in Legends of Settendown Creek (30028)? Legends of Settendown Creek (30028) had a median list price of $1,149,000 with 3 active listings and a median of 40 days on market.

What is the median list price in Burnt Hickory (30028)? Burnt Hickory (30028) had a median list price of $289,900 with 3 active listings and a median of 19 days on market.

What is the median list price in Hutchinson Pointe (30040)? Hutchinson Pointe (30040) had a median list price of $310,500 with 5 active listings and a median of 141 days on market.

What is the median list price in Lanier Walk (30041)? Lanier Walk (30041) had a median list price of $335,000 with 3 active listings and a median of 90 days on market.

What is the median list price in Pilgrim Lake (30040)? Pilgrim Lake (30040) had a median list price of $336,950