Median Income
$160,357
113% higher than US avg
Home Value
$486,400
73% higher than US avg
Violent Crime
10/100K
97% lower than US avg
Bachelor's+
60.3%
79% higher than US avg
Median Rent
$1,406
21% higher than US avg
Obesity Rate
38.7%
21% higher than US avg
Unemployment
0.7%
81% lower than US avg
Poverty Rate
1.8%
85% lower than US avg
How Cumming Compares to the U.S. Average (100% = U.S. avg)
People
Population558
Median Age42.5 yrs
Density162/mi²
Male / Female53% / 47%
Largest GroupWhite 91%
Veterans5.2%
Economy
A+
Median Income$160,357
Per Capita$61,848
Unemployment0.7%
Poverty1.8%
County GDP$1,885M
Commute24 min
Housing
A+
Home Value$486,400
Rent$1,406
Ownership87.6%
Zillow$511,468
Housing Units228
Rent Burden22.5%
Crime
D
Violent10/100K
Property919/100K
Health
Obesity38.7%
Uninsured6.0%
Smoking13.5%
Depression21.5%
Heart Disease5.0%
Climate
Avg Temp50°F (10°C)
AQI43 (Good)
Rain37.8 in/yr
Sunny Days275/yr
Elevation980 ft (299 m)
Education
A+
Bachelor's+60.3%
High School+98.9%
Graduate+17.1%
School Score6.36
Community
2024 VoteR 60% / D 39%
Commute24 min
Broadband92.8%
EV Stations1
Libraries6
Is Cumming a Good Place to Live?
Based on current data, Cumming receives an overall livability score of 4.2 out of 5.0, earning a grade of A. Key strengths include above-average household incomes, low unemployment, low crime rates, a highly educated population. Areas to be aware of include high housing costs, high obesity rates. Cumming stands out as an excellent place to live, with strong marks across most quality-of-life indicators.
Economy & Jobs
The median household income in Cumming is $160,357, which is significantly higher than the national average / 113% above $75,149. This places Cumming among higher-income communities. The job market is very strong with unemployment at just 0.7%. Only 1.8% of residents live below the poverty line, well below the national rate of 12.4%. Workers commute an average of 24 minutes.
Cost of Living & Housing
The median home value in Cumming is $486,400, making it a premium housing market at 73% above the U.S. median of $281,900. Renters pay a median of $1,406 per month, significantly above the national average of $1,163. At just 3x median income, home prices are very affordable relative to local earnings.
Safety & Crime
Cumming is a very safe community with a violent crime rate of 10 per 100,000 residents / well below the national average of 380. Property crime occurs at a rate of 919 per 100,000, 53% below the national average.
Education
Cumming is a highly educated community / 60.3% of adults hold a bachelor's degree or higher, well above the national average of 33.7%. 98.9% have completed high school. Local schools score 6.4/10 in standardized testing, reflecting strong academic performance.
Climate & Weather
Cumming experiences four distinct seasons with an average temperature of 50°F. Winters average 22°F in January while summers reach 75°F in July. With 275 sunny days per year, residents enjoy well above the national average of sunshine. Annual precipitation totals 37.8 inches, including 30.8 inches of snow. Air quality is rated Good with a median AQI of 43.
Cumming has a population of 558 with a density of 162 people per square mile, spread across 2.6 square miles. The median age is 42.5 years, 9% older than the national median of 38.9. The gender split is 46.6% female and 53.4% male. The city is predominantly White (91.4%), with 2.2% Black. English is the primary language spoken at home by 99.1% of residents. 5.2% of the population are veterans. 8.9% of residents have a disability (below the 13.0% national average). 99.7% have health insurance coverage.
Population
42.5yrs
Median Age
9% above US avg
Language Spoken at Home
English Only
99.1%
26% above US avg
Spanish
0.9%
93% below US avg
The median household income in Cumming is $160,357, which is 113% above the national average of $75,149. Per capita income is $61,848 (above the $39,052 national figure). The average weekly wage is $985, 31% lower than the U.S. average. The unemployment rate is 0.7% (below the 3.6% US average). 1.8% of residents live below the poverty line, lower than the national rate of 12.4%. The area has 1,410 business establishments, including 83 restaurants. The cost of living index is 87.8, below the national baseline of 100 / offering relatively affordable living. Workers commute an average of 24 minutes. 21.6% of workers work from home (above the 15.2% national rate).
Income
| Median HH Income | $160,357 |
| 113% above US avg |
| Per Capita Income | $61,848 |
| Avg Weekly Wage | $985 |
| IRS Avg AGI | $93,680 |
| Gini Index | 0.397 (0=equal, 1=unequal) |
Employment & Poverty
| Unemployment | 0.7% |
| 81% below US avg |
| Poverty Rate | 1.8% |
| 85% below US avg |
| Establishments (County) | 1,410 |
| County GDP | $1,885M |
Business (County)
| Restaurants | 83 |
| Healthcare | 91 |
| Retail | 108 |
| Manufacturing | 29 |
Tax & Cost of Living
| Property Tax (IRS) | $5,817 |
| 66% above US avg |
| Cost of Living | 87.80 (100=avg) |
| Effective Tax Rate | 1.20% |
Commute & Transportation
| Commute Time | 23.8 min |
| Drive Alone | 72.2% |
| Public Transit | 0.0% |
| Work from Home | 21.6% |
The median home value in Cumming is $486,400, 73% above the national median of $281,900. Zillow estimates the typical home value at $511,468. Monthly rent averages $1,406 (21% above the national average of $1,163). Fair market rent ranges from $788 for a one-bedroom to $989 for a two-bedroom apartment. 87.6% of housing units are owner-occupied (above the 65.4% national rate). There are 228 total housing units in the city. The median year a home was built is 2001. The average annual property tax is $5,817 (higher than the $3,500 national average). 22.5% of renters spend 30% or more of their income on housing. The home price-to-income ratio is 3x, well within the affordable range.
Home Values
| Census Median | $486,400 |
| 73% above US avg |
| Zillow ZHVI | $511,468 |
Real Estate Market (Redfin)
Rental Costs
| Census Median Rent | $1,406 |
| 21% above US avg |
| Rent Burden | 22.5% |
HUD Fair Market Rent
| Studio | $738 |
| 1 Bedroom | $788 |
| 2 Bedrooms | $989 |
| 3 Bedrooms | $1,282 |
| 4 Bedrooms | $1,420 |
Ownership & Property
| Homeownership | 87.6% |
| Owner-Occupied | 87.6% |
| Renter-Occupied | 12.4% |
| Housing Units | 228 |
| Median Year Built | 2001 |
Property Tax
| Avg Tax (IRS) | $5,817 |
| 66% above US avg |
| Effective Rate | 1.20% |
In Cumming, 38.7% of adults are obese, above the national rate of 32.1%. 8.5% have diabetes (below the 10.5% national rate). Heart disease affects 5.0% of residents. 29.3% have high blood pressure. 13.5% are current smokers. 23.5% report binge drinking. 21.2% are physically inactive. 21.5% report depression. 16.6% experience frequent mental distress. 6.0% of residents lack health insurance (below the 8.6% national rate). The primary care physician ratio is 1:1,618. The dentist ratio is 1:2,716. 76.2% of residents have access to exercise opportunities. The food environment index is 9.3 out of 10.
Health Metrics: Cumming vs U.S. Average (%)
Chronic Conditions
| Obesity | 38.7% |
| 21% above US avg |
| Diabetes | 8.5% |
| Heart Disease | 5.0% |
| High Blood Pressure | 29.3% |
| Asthma | 9.9% |
| COPD | 5.4% |
| Cancer | 7.6% |
| Stroke | 2.5% |
Behaviors & Mental Health
| Smoking | 13.5% |
| 4% below US avg |
| Binge Drinking | 23.5% |
| Physical Inactivity | 21.2% |
| Depression | 21.5% |
| Mental Distress | 16.6% |
| Physical Distress | 11.1% |
| Short Sleep | 31.1% |
Healthcare Access
| Insurance Rate | 99.7% |
| Uninsured | 6.0% |
| 30% below US avg |
| Primary Care | 1:1,618 |
| Dentists | 1:2,716 |
| Mental Health | 1:3,450 |
| Checkup Rate | 74.9% |
| Dental Visits | 71.8% |
| Premature Death | 6,398/100K |
Food & Exercise
| Food Environment | 9.3/10 |
| Exercise Access | 76.2% |
| Healthcare Facilities | 91 |
Cumming has a violent crime rate of 10 per 100,000 residents, 97% below the national average of 380. Property crime stands at 919 per 100,000, 53% below the U.S. average. The county recorded 5 fatal traffic crashes. Overall, Cumming receives a safety grade of D.
Crime Rates: Cumming vs U.S. Average (per 100,000)
Violent Crime
| Total Violent | 10.2/100K |
| 97% below US avg |
| |
Property Crime
| Total Property | 918.7/100K |
| 53% below US avg |
Traffic Safety
| Fatal Crashes (County/yr) | 5 |
| Traffic Accidents | 181 |
| Avg Accident Severity | 2.4 / 4.0 |
Safety Score
| Safety Grade | D |
| Safety Score | 1.8 / 5.0 |
Cumming experiences four distinct seasons with an average annual temperature of 50°F (10°C). Winters average 22°F in January while summers reach 75°F in July. The area gets 275 sunny days per year, well above the U.S. average of 205 / making it one of the sunnier locations in the country. Annual precipitation totals 37.8 inches. The area receives 30.8 inches of snow annually, a moderate snowfall amount. Air quality is rated Good with a median AQI of 43. The city sits at an elevation of 980 feet.
Temperature
22°F Jan (-6°C)
75°F Jul (24°C)
| Annual Average | 49.9°F |
| 8% below US avg |
| January Average | 22°F (-6°C) |
| July Average | 75°F (24°C) |
| Sunny Days | 275 days/yr |
Geography
| Elevation | 980 ft (299 m) |
| Area | 2.6 sq mi (6.7 km²) |
| Population Density | 162/sq mi |
| Coordinates | 41.4847°N, 93.7619°W |
| Timezone | America/Chicago |
| County | Warren County County |
| Nearest Airport | Des Moines International (DSM) 3 miles away |
Precipitation & Snow
Annual Rainfall
37.8"
1% below US avg
Wettest Month (Jun)
4.61"
Air Quality
| AQI Median | 43.0 |
| Rating | Good |
Natural Hazard Risk
| Overall Risk | Very Low |
| Risk Score | 36.1 / 100 |
| Social Vulnerability | 10.6 / 100 |
| Community Resilience | 91.3 / 100 |
Hazard Breakdown
| Tornado |
Relatively Moderate |
| Hurricane |
Very Low |
| Earthquake |
Very Low |
| Wildfire |
Very Low |
| Flood |
Relatively Low |
| Hail |
Relatively Low |
| Strong Wind |
Relatively Moderate |
| Heat Wave |
Relatively Low |
| Winter Weather |
Relatively Low |
| Lightning |
Relatively Moderate |
| Ice Storm |
Relatively Low |
| Drought |
Relatively High |
| Cold Wave |
Relatively Low |
| Landslide |
Relatively Low |
Source: FEMA National Risk Index v1.20 (Dec 2025)
Earthquake History
1 earthquake (M2.5+) within 150 km since 1990.
Strongest: M3.1. Most recent: M3.1 on Feb 11, 1995.
| Feb 11, 1995 |
6 km E of Clearmont, Missouri |
M3.1 |
148 km |
Source: USGS (M2.5+, 1990–2025)
Tornado History
691 tornadoes (EF0+) within 100 km since 1950.
Strongest: EF5. Total: 21 fatalities, 377 injuries.
| Date |
Rating |
Distance |
Fatalities |
| Jun 13, 1976 |
EF5 |
50 km |
0 |
| Jun 27, 1953 |
EF5 |
78 km |
1 |
| Mar 5, 2022 |
EF4 |
46 km |
6 |
| Apr 8, 1999 |
EF4 |
69 km |
0 |
| May 27, 1995 |
EF4 |
81 km |
0 |
| May 27, 1995 |
EF4 |
72 km |
0 |
| May 24, 1989 |
EF4 |
83 km |
0 |
| May 24, 1989 |
EF4 |
98 km |
0 |
| Sep 28, 1986 |
EF4 |
32 km |
0 |
| Jun 2, 1980 |
EF4 |
97 km |
0 |
| Jun 18, 1974 |
EF4 |
30 km |
2 |
| May 10, 1959 |
EF4 |
72 km |
0 |
| May 10, 1953 |
EF4 |
77 km |
0 |
| Mar 5, 2022 |
EF3 |
68 km |
1 |
| Aug 20, 2019 |
EF3 |
32 km |
0 |
| Jul 19, 2018 |
EF3 |
69 km |
0 |
| Jul 19, 2018 |
EF3 |
90 km |
0 |
| Jun 22, 2015 |
EF3 |
65 km |
0 |
| Nov 12, 2005 |
EF3 |
81 km |
1 |
| Apr 8, 1999 |
EF3 |
50 km |
0 |
Source: NOAA SPC (EF0+, 1950–2024)
Wildfire History
1 wildfire (100+ acres) within 100 km.
Largest: NEAL SMITH WUI 2016 1 (1,050 ac, 2016).
| Year |
Name |
Acres |
Distance |
| 2016 |
NEAL SMITH WUI 2016 1 |
1,050 |
41 km |
Source: NIFC/IRWIN (100+ acres)
Monthly Weather
| Month |
Avg Temperature |
Precipitation |
Summary |
| January |
22°F (-6°C) |
0.9 in |
Coldest, Driest |
| February |
26°F (-3°C) |
1.1 in |
|
| March |
38°F (3°C) |
2.1 in |
|
| April |
51°F (10°C) |
3.4 in |
|
| May |
61°F (16°C) |
4.3 in |
|
| June |
71°F (22°C) |
4.6 in |
Wettest |
| July |
75°F (24°C) |
4.1 in |
Warmest |
| August |
73°F (23°C) |
4.0 in |
|
| September |
65°F (18°C) |
3.7 in |
|
| October |
53°F (12°C) |
2.7 in |
|
| November |
38°F (3°C) |
2.0 in |
|
| December |
25°F (-4°C) |
1.2 in |
|
Cumming has a seasonal temperature swing of 53°F / from 22°F in January to 75°F in July. Total annual precipitation is 34.2 inches, with June being the wettest month (4.6") and January the driest (0.9").
Average costs for common services in Cumming. Prices are estimated based on regional cost of living data and may vary by provider.
Healthcare
| Doctor Visit (Primary Care) |
$220 ($132–$351) |
| Specialist Visit |
$307 ($176–$483) |
| Urgent Care Visit |
$176 ($88–$307) |
| Emergency Room Visit |
$1,932 ($702–$4,390) |
| Dental Cleaning |
$114 ($66–$176) |
| Dental Filling |
$220 ($132–$351) |
View all 40 services
Auto Repair
| Oil Change (Conventional) |
$40 ($22–$66) |
| Oil Change (Synthetic) |
$66 ($44–$105) |
| Brake Pad Replacement |
$263 ($132–$439) |
| Tire Rotation |
$35 ($18–$66) |
| New Tires (Set of 4) |
$527 ($351–$878) |
| Battery Replacement |
$176 ($88–$307) |
View all 18 services
Home Services
| Plumber (Per Hour) |
$88 ($53–$132) |
| Electrician (Per Hour) |
$79 ($44–$123) |
| HVAC Repair |
$351 ($132–$702) |
| HVAC System Install |
$6,146 ($3,512–$10,536) |
| Roof Repair |
$878 ($351–$1,756) |
| Roof Replacement |
$7,902 ($4,829–$13,170) |
View all 25 services
Legal
| Divorce (Uncontested) |
$1,317 ($439–$3,073) |
| Divorce (Contested) |
$13,170 ($4,390–$26,340) |
| DUI Defense |
$4,390 ($1,756–$8,780) |
| Bankruptcy (Chapter 7) |
$1,317 ($702–$2,634) |
| Will Preparation |
$439 ($176–$878) |
| Trust Preparation |
$2,195 ($878–$4,390) |
View all 12 services
Personal Care
| Men's Haircut |
$22 ($13–$40) |
| Women's Haircut |
$48 ($26–$88) |
| Hair Coloring (Full) |
$132 ($66–$220) |
| Manicure |
$22 ($13–$40) |
| Pedicure |
$35 ($22–$57) |
| Massage (1 Hour) |
$70 ($44–$114) |
View all 12 services
Food & Grocery
| Gallon of Milk (per gallon) |
$3.60 ($2.63–$4.83) |
| Dozen Eggs (per dozen) |
$3.07 ($2.20–$4.39) |
| Loaf of Bread |
$3.34 ($2.20–$4.83) |
| Chicken Breast (per lb) |
$3.95 ($2.63–$5.71) |
| Ground Beef (per lb) |
$4.83 ($3.51–$6.59) |
| Rice (per lb) |
$0.88 ($0.53–$1.58) |
View all 20 services
Utilities
| Electricity (Monthly) |
$123 ($70–$220) |
| Natural Gas (Monthly) |
$61 ($26–$132) |
| Water/Sewer (Monthly) |
$61 ($35–$105) |
| Internet (Monthly) |
$61 ($35–$88) |
| Cell Phone Plan (Monthly) |
$57 ($26–$88) |
| Cable TV (Monthly) |
$75 ($44–$132) |
View all 8 services
Transportation
| Monthly Parking (Downtown) |
$176 ($66–$439) |
| Car Insurance (Annual) |
$1,756 ($1,054–$3,073) |
| Bus Pass (Monthly) |
$61 ($26–$114) |
| Taxi/Uber (5-Mile Ride) |
$13 ($7.02–$22) |
| Car Registration (Annual) |
$88 ($26–$220) |
| Driver's License Renewal |
$26 ($13–$66) |
View all 8 services
Education & Childcare
| Daycare (Infant, Monthly) |
$1,054 ($527–$2,195) |
| Daycare (Toddler, Monthly) |
$878 ($439–$1,756) |
| After-School Care (Monthly) |
$351 ($176–$615) |
| Tutoring (Per Hour) |
$44 ($22–$88) |
| SAT/ACT Prep Course |
$878 ($351–$2,195) |
| Private School (K-12, Annual) |
$10,975 ($4,390–$26,340) |
View all 8 services
Pets
| Vet Visit (Routine Checkup) |
$53 ($26–$88) |
| Dog Vaccination (Annual) |
$88 ($44–$176) |
| Dog Grooming |
$53 ($26–$88) |
| Pet Boarding (Per Night) |
$35 ($18–$66) |
| Dog Spay/Neuter |
$263 ($132–$439) |
| Cat Spay/Neuter |
$176 ($88–$351) |
View all 9 services
Childcare
| Center-Based (monthly) |
| Infant | $733 |
| Toddler | $632 |
| Preschool | $632 |
| Family Childcare (monthly) |
| Infant | $495 |
| Toddler | $487 |
| Preschool | $487 |
Source: DOL Women's Bureau (2022)
Frequently Asked Questions About Cumming
What is the population of Cumming?
Cumming has a population of 558 residents and is located in Iowa. The population density is 162 people per square mile, spread across 2.6 square miles. The median age of residents is 42.5 years, which is older than the national median of 38.9 years. The population is 46.6% female and 53.4% male.
Is Cumming expensive to live in?
Cumming is more affordable than the national average, with a cost of living index of 87.8 / below the baseline of 100. The median household income is $160,357, 113% above the national average of $75,149. The median home value is $486,400 (73% above the U.S. median). Renters pay a median of $1,406 per month, above the national average of $1,163. The home price-to-income ratio is 3x, indicating housing is reasonably affordable relative to local income levels.
Is Cumming safe?
Cumming is considered a very safe city with a violent crime rate of 10 per 100,000 residents, well below the national average of 380. Property crime occurs at a rate of 919 per 100,000 (below the national average). Overall, Cumming receives a safety grade of D based on combined crime data.
What is the weather like in Cumming?
Cumming has a four-season climate with an average annual temperature of 50°F (10°C). Winter temperatures average 22°F in January, while summers reach an average of 75°F in July. The area receives 275 sunny days per year, well above the national average of 205. Annual rainfall totals 37.8 inches, with 30.8 inches of snow. Air quality is rated Good with a median Air Quality Index (AQI) of 43.
How is the job market in Cumming?
The job market in Cumming is very strong, with unemployment at just 0.7% / well below the national rate of 3.6%. The average weekly wage is $985. There are 1,410 business establishments in the area, including 83 restaurants and food service locations. The average commute time is 24 minutes, and 21.6% of workers work from home.
How much does housing cost in Cumming?
The median home value in Cumming is $486,400. Zillow estimates the typical home value at $511,468. For renters, the median monthly rent is $1,406. Fair market rent is $788 for a 1-bedroom and $989 for a 2-bedroom apartment. The homeownership rate is 87.6%. The average annual property tax is $5,817.
How are the schools in Cumming?
Schools in Cumming score 6.4 out of 10 on standardized testing, near the national average. 60.3% of adults in Cumming hold a bachelor's degree or higher, above the national average of 33.7%. 98.9% have completed high school. 17.1% hold a graduate or professional degree.
How healthy is Cumming?
The obesity rate in Cumming is 38.7% (above the national rate of 32.1%). 13.5% of adults are smokers. 21.2% are physically inactive. 21.5% of residents report depression. 6.0% lack health insurance (below the national rate). 76.2% of residents have access to exercise opportunities. The primary care physician ratio is 1:1,618.
What is transportation like in Cumming?
The average commute in Cumming is 24 minutes, shorter than the national average of 28 minutes. 72.2% of workers drive alone to work, and 21.6% work from home.
What are the demographics of Cumming?
The racial and ethnic makeup of Cumming is 91.4% White, 2.2% Black or African American. 99.1% of residents speak only English at home. 5.2% of the population are military veterans. 8.9% of residents have a disability. 99.7% have health insurance coverage.