Published September 29, 2026 · Data: August 2024, August 2025, and August 2026
BROAD CITY CONTEXT: Cumming, Georgia
Broad city modeled-value context only. It does not establish a neighborhood, Lake Lanier, waterfront, luxury-segment, MLS, or property-specific result.
Cumming's Zillow ZHVI was $595,137 in August 2026, -2.3% from August 2025. Broad city context, not a home valuation.
August 2026 ZHVI
$595,137
Zillow citywide modeled value.
Latest 12-month change
-2.3%
August 2025 to August 2026.
The three-August record
Cumming's Zillow Home Value Index was $620,891 in August 2024, $609,121 in August 2025, and $595,137 in August 2026. The latest 12-month change was -2.3%, and the two-year change was -4.1%.
Cumming's three August anchors move lower. The strategic question is which current homes actually match the intended use and terms.
What the model measures
Zillow describes ZHVI as a seasonally adjusted, smoothed estimate of the typical home value in the 35th to 65th percentile range. It is not a median closed sale price, appraisal, listing-price series, investment return, or property valuation.
This study analyzes three reported city month-end observations. It does not isolate a neighborhood, waterfront, Lake Lanier, luxury segment, property type, or seller concession.
The reported value is a citywide model rather than a transaction-level sale series. Its usefulness is in setting context and prompting a current review, not in replacing the evidence needed for a specific home.
The practical next question
For a purchase, compare the specific homes, terms, property form, maintenance obligations and current alternatives that meet the actual need. For a sale, use a dated, property-specific competitive review rather than applying a broad index change to a prior price.
Ashley Smith can use the city context as an opening briefing, then move to the documents and current evidence that support a specific decision.
The report's period and scope matter as much as its number. Cumming is used here as a broad public reporting area. A smaller area, a particular property form, and an individual home can follow a different path.
A dated city indicator has value when it improves the questions asked. It should never replace a current review of the particular home, its competition and the evidence supporting its use.
The source numbers
3 analyzed city-level Zillow ZHVI month-end observations: August 2024, August 2025, and August 2026.
On a small screen, scroll the table horizontally to see every column.
| August | ZHVI | Change from prior August |
|---|---|---|
| 2024 | $620,891 | Baseline |
| 2025 | $609,121 | -1.9% |
| 2026 | $595,137 | -2.3% |
How we calculated it
Filter Zillow's all-homes, seasonally adjusted city ZHVI file to the exact Georgia city.
Use the three reported August month-end values.
Calculate percent change as (later minus earlier) divided by earlier, rounded to one decimal.
- 2025 to 2026 ZHVI change: (595136.8402151302 - 609121.3140805112) / 609121.3140805112 × 100 = -2.3%
- 2024 to 2026 ZHVI change: (595136.8402151302 - 620891.2194713076) / 620891.2194713076 × 100 = -4.1%
What this can and cannot tell us
- Broad city modeled-value context only. It does not establish a neighborhood, Lake Lanier, waterfront, luxury-segment, MLS, or property-specific result.
- ZHVI is Zillow's modeled, smoothed, seasonally adjusted typical-value estimate for homes in the 35th to 65th percentile range.
- ZHVI is not a median closed sale price, appraisal, investment return, listing-price series, or property valuation.
Sources
- Zillow city all-homes seasonally adjusted ZHVI
Zillow Research · Retrieved 2026-09-29 - Zillow Research data documentation
Zillow Research · Retrieved 2026-09-29
Put the findings in context
Cumming home value context: start with the timelineA broader market report is a starting point. Talk with Ashley about the recent comparable sales and property details that matter for your plans.