If you are looking at homes in North Atlanta, you have likely narrowed your search down to two heavyweights: Cumming and Johns Creek. I see this debate play out with clients all the time. On paper, they look incredibly similar. Both offer top-tier schools, low crime, and a high quality of life. They even share a border along the Chattahoochee River.

However, once you dig into the day-to-day lifestyle and the financials, they are very different animals.

Johns Creek is the established, manicured suburb known for country clubs and proximity to the city. Cumming is the booming growth area defined by Lake Lanier, newer construction, and significantly lower taxes. For most buyers, the choice ultimately comes down to a three-way trade-off between your commute tolerance, your budget (specifically regarding taxes), and your desire for land.

Housing Market & Cost of Living Comparison

Let’s talk numbers. Historically, Johns Creek has been the more expensive market, and while Cumming is catching up quickly due to high demand, there is still a distinct price gap.

As of early 2025, the median sold price in Johns Creek sits north of $700,000. For that price, you are typically buying into established luxury—think four-sided brick traditionals built in the 1990s or early 2000s. These homes are often in swim/tennis communities with mature trees, but they may require some interior updates.

In contrast, the median sold price in Cumming hovers around $560,000, though listings often push toward $620,000 depending on the neighborhood. The big differentiator here is what you get for the money. In Cumming, your dollar generally buys more square footage and a newer home. If you are looking for the modern "farmhouse" aesthetic or a brand-new build in a master-planned community, you will find significantly more inventory in Cumming.

Lot sizes also differ greatly:

• Johns Creek is denser. You are paying for the location, so lots are often smaller and manicured.

• Cumming is where you go for space. It is much easier to find 0.5 acres or more here, especially if you look just past the city center.

One final note on the market: if you are planning to rent before you buy, rentals are much tighter in living in Johns Creek. You will generally find more leasing options available in the Cumming area.

The Tax Impact: Forsyth County vs. Fulton County

If you speak to a local in Cumming for more than five minutes, they will mention the taxes. This is often the deciding factor for budget-conscious buyers.

The geography matters here: Johns Creek is in Fulton County, while Cumming is the county seat of Forsyth County.

Fulton County generally has higher effective property tax rates (roughly 1.16%). Forsyth County is significantly lower (roughly 0.83%). On a $600,000 home, simply crossing the county line into Forsyth can save you roughly $1,500 to $2,000 per year in property taxes.

The "Floating Homestead" Advantage

Forsyth County tax benefits go beyond just the rate. They have a "floating homestead exemption." In simple terms, this caps the amount your home's assessed value can rise for county and fire taxes. In a market where home values are skyrocketing, this prevents your tax bill from spiking unexpectedly year after year. Fulton County has improved in this area, but Forsyth’s system is widely considered more homeowner-friendly.

The Senior Bonus

If you are over 65, Forsyth County is hard to beat. They offer generous school tax exemptions for seniors, which can wipe out a huge portion of the annual tax bill. This is why we see so many grandparents moving to Cumming to be closer to their grandkids.

Schools & Education: Elite vs. Elite

When people ask, "Which city has better schools?" the honest answer is that you really can't lose with either. Both districts are consistently ranked among the top in Georgia.

Fulton County Schools (Johns Creek)

Johns Creek is home to some of the state's "crown jewel" high schools, including Northview, Johns Creek, and Chattahoochee High. These schools are perennial powerhouses in STEM and academics. The environment here is known for being rigorously academic and competitive. If you are looking for a school system that operates with the intensity of a private preparatory school, this is it.

Forsyth County Schools (Cumming)

Forsyth County is its own separate district, and it has exploded in quality over the last decade. Schools like Lambert, South Forsyth, and Denmark are massive, modern, and incredibly well-funded. Because much of the area is newer, the facilities often feel like small college campuses. While also academically rigorous, there is a strong emphasis here on career pathways and technology—Alliance Academy is a prime example of this innovative approach.

Commute & Location: The GA-400 Factor

This is usually the reality check. How much time are you willing to spend in the car?

Johns Creek is physically closer to the Atlanta perimeter—about 10 to 15 miles south of Cumming. However, "closer" doesn't always mean "faster." Johns Creek doesn't have direct interstate access. You have to navigate back roads like State Bridge or Medlock Bridge to get to GA-400 or I-85.

Cumming, on the other hand, sits right on the spine of GA-400. It is a straight shot south to the city, but it is a longer shot. During rush hour, commuting from Cumming to Downtown Atlanta can easily take an hour and a half. Locals call it the "Cumming Crawl."

Commute Scenarios:

• Job in Alpharetta/Avalon: Both locations offer easy access. From Johns Creek, it's a back-road drive; from Cumming, it's a quick hop down 400.

• Job in Midtown/Downtown: Johns Creek is the better bet, though still a long commute (45–60+ minutes). Cumming is best suited for remote workers or those who only commute into the city on occasion.

• Airport: Both are a trek to Hartsfield-Jackson (expect an hour or more), but Johns Creek shaves off about 15–20 minutes compared to Cumming.

Lifestyle & Amenities: Lake Life or Country Club?

The "vibe" of these two suburbs is distinct, and usually, a buyer instantly prefers one over the other after a single Saturday of driving around.

The Johns Creek Lifestyle

This area feels like a polished, finished suburb. It is defined by gated communities and prestigious country clubs like St Ives and the Atlanta Athletic Club. The terrain is rolling hills and manicured lawns. Culturally, Johns Creek is incredibly diverse, which has led to a fantastic dining scene. If you want access to authentic international cuisine—Korean BBQ, Indian, Persian—without driving into Atlanta, a guide to living in Johns Creek will point you to some of the best spots in the metro.

The Cumming Lifestyle

Life in Cumming, GA, is less about country clubs and more about the outdoors. The massive draw here is Lake Lanier. If you are into boating, fishing, or just weekends on the water, Cumming is the place to be. You also have Sawnee Mountain Preserve for hiking. While it used to be very rural, the new Cumming City Center has created a fantastic downtown hub for concerts, dining, and shopping. The feel here is "exurban"—a blend of rural charm and modern development.

Safety & Crime Comparison

I will keep this section brief because safety is rarely a differentiator between these two.

Johns Creek consistently ranks in the top 5 safest cities in Georgia and often lands in the top 100 safest cities in the U.S. Violent crime is almost non-existent, and property crime is very low.

Cumming is also exceptionally safe, statistically safer than about 54% of Georgia cities. Because Cumming is a county seat with a busy City Center and courthouse, the stats might show slightly more activity than the quiet subdivisions of Johns Creek, but for a resident, both areas are incredibly secure places to live.

At a Glance: Pros and Cons

Here is a quick summary of how the trade-offs usually look for buyers.

Cumming Pros:

• Significantly lower property taxes (Forsyth County).

• More land and larger lots available.

• Direct access to Lake Lanier and outdoor recreation.

• Newer housing stock and lower price per square foot.

Cumming Cons:

• Longer commute to Atlanta proper.

• Traffic on GA-400 can be intense during peak hours.

Johns Creek Pros:

• Closer proximity to Atlanta and the Perimeter.

• Prestigious reputation and stable property values.

• Incredible cultural diversity and dining options.

• Polished, "finished" suburban feel with mature landscaping.

Johns Creek Cons:

• Higher property taxes (Fulton County).

• Higher entry price for homes.

• Housing stock is older; fewer new construction options.

FAQ: Common Questions from Homebuyers

Is it cheaper to live in Cumming or Johns Creek?

Cumming is generally cheaper. Between the lower purchase price for homes and the significant savings on Forsyth County property taxes, the overall monthly cost of living is lower in Cumming than in Johns Creek.

Which city has better schools, Cumming or Johns Creek?

It is effectively a tie. Johns Creek schools (Fulton) are often higher ranked for raw test scores and STEM competitiveness, while Cumming schools (Forsyth) are praised for modern facilities, community support, and career-tech programs.

How far is Cumming from Johns Creek?

They actually border each other. The center of Johns Creek is only about 15 minutes away from the southern parts of Cumming. However, getting from the far north end of Cumming to the south end of Johns Creek can take 30–40 minutes depending on traffic.

Does MARTA go to Cumming or Johns Creek?

No, neither city has MARTA rail service. Both are car-dependent suburbs. There are some commuter bus options (Xpress) available in the area for getting to Downtown Atlanta, but you will need a car for daily life.