Rents are 9% below what Cumming's 10-year trend predicts — a better deal than its own history suggests.
Rent by unit size
These are HUD Fair Market Rents, the payment standard for a Housing Choice Voucher (Section 8). They often differ from the $2,207 market median above, and that is expected: FMR is the 40th percentile of standard-quality units and counts gross rent, so it includes essential utilities such as electricity, water, gas, sewer, and trash. The market median is asking rent, which usually excludes utilities. HUD sets FMR once a year; market rent here updates monthly.
Source: HUD Small Area Fair Market Rents. Read the methodology →
12-month history
Last updated: October 17, 2026
What the numbers show
December. Asking rents in Cumming usually run 1.4% below trend in December and 0.9% above it in June, about $51 a month apart at today's median. Based on 11 years of data.
Rent in Cumming is at its highest level since Zillow's records here began in January 2015.
Rent in Cumming changed +2.0% over the year to September 2026. Across the 115 Georgia cities Zillow tracks, the typical change was +2.3%.
From 2019 to 2024, rent in Cumming rose 42.2% while median household income rose 81.6% ($47,273 to $85,868). Income kept ahead of rent.
Rent in Cumming is 42.2% higher than in March 2020. Across the US, rent is up 37.3% over the same stretch.
Rent has risen 4 months in a row, and rose in 8 of the last 12 months.
30% of the median household income ($85,868) is $2,147 a month. That covers HUD's Fair Market Rent for up to a 2-bedroom ($2,143); a 3-bedroom is $2,580.
The priciest of 3 ZIP codes in Cumming, 30040 ($2,299/mo), costs 11% more than the cheapest, 30028 ($2,063/mo).
Suwanee, 13 miles away, rents for 12% less ($1,952/mo), about $3,100 a year in savings.
From Zillow's monthly rent index (ZORI) for Cumming. The seasonal pattern compares Zillow’s seasonally adjusted and unadjusted series. Income is the Census median household income (5-year estimates). Fair Market Rents are HUD’s, which include utilities.
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Who lives here
Cumming, GA is roughly split between renters and owners, 34.9% of residents hold a bachelor's degree or higher.
Source: U.S. Census Bureau · ACS 2024 5-Year Estimates
How Cumming, GA has changed in 5 years
Since 2021, the typical rent in Cumming, GA has increased from $1,710 to $2,207, a 29.1% change over five years. On the earnings side, the typical household in Cumming, GA now reports about $85,868, up from $63,438 in 2021. On paper, paychecks moved up faster than rent, which softens the affordability squeeze versus the 2021 baseline. The population has grown by 23.0% since 2021, moving from about 6,886 residents to roughly 8,469. Renters now make up 52% of households, compared with 58.4% five years ago. For context, the 2021 to 2026 window covers an unusually volatile run for US rents nationally, and Cumming, GA reflects that arc in its own way.
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At $2,207/mo, how Cumming rent compares to typical pay (30% rule).
Cumming rent by bedroom count
Median rent for each apartment size in Cumming. Click any size for full breakdown.
Tips for renters in Cumming
Last updated: October 17, 2026
The median rent in Cumming is $2,207/mo as of October 2026. A studio apartment averages $1,863/mo while a 2-bedroom runs $2,143/mo. One-bedroom apartments average $1,933/mo and 3-bedroom units go for $2,580/mo.
At 31% of local median household income ($85,868/yr), Cumming ranks as moderate compared to the national benchmark of 30%. Rents have increased 2.0% over the past year.
Frequently asked questions
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At $2,207/mo, rent takes ~31% of Cumming's median household income ($85,868/yr). The standard benchmark is 30%.
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Estimated from ZIP-level data
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