If you are looking to move to North Atlanta, you have likely narrowed your search down to two heavy hitters: Roswell and Cumming. I hear this debate constantly from clients moving here from out of state or even just moving up from the city. They both offer incredible quality of life, but they serve two very different types of buyers.

Roswell is the established, charming, historic sibling that sits closer to the city in North Fulton County. Cumming is the rapidly growing, newer, spacious sibling a bit further north in Forsyth County. The choice usually comes down to three main factors: your budget, your tolerance for a commute, and whether you prefer historic character or new construction.

Let’s break down the differences so you can decide which spot feels like home.

Lifestyle & Vibe: Historic Charm vs. New Growth

The atmosphere in these two cities is distinct from the moment you drive in. Roswell has a vibe that sits somewhere between "Old South" history and modern chic. It feels like a distinct mini-city with a true downtown heartbeat. There is a heavy emphasis on walkability, specifically around the historic district where you’ll find arguably the best social scene in the suburbs.

Cumming, on the other hand, is transitioning from a rural area to a "dense suburban" powerhouse. It feels less like a centralized city and more like a sprawling collection of high-end subdivisions and communities centered around the high schools and the lake. While Roswell has a polished, established rhythm, living in Cumming often revolves around the outdoors, boat life, and the "newness" of the local infrastructure.

Community Highlights:

• Roswell: Famous for "Alive in Roswell," a monthly street festival that takes over Canton Street with music, food, and vendors.

• Cumming: Known for the massive "Cumming Country Fair" and, of course, direct access to the 38,000-acre Lake Lanier.

Real Estate Market: Home Costs & Architecture

When we sit down to look at numbers, this is usually where the biggest divergence happens. Because Roswell is largely built out, inventory is tighter. You are often paying for the location and the land value. The housing stock here is a mix of 1950s-70s ranch renovations, charming historic cottages near the downtown area, and sweeping luxury estates. Generally, the price-per-square-foot is higher here because you are paying for that shorter commute and established address.

In contrast, the market for those interested in buying a home in Cumming is dominated by homes built from the early 2000s to present day. If you want a two-story Craftsman with a basement, a three-car garage, and modern open-concept layouts, Cumming is where you will find it. This area is full of large master-planned subdivisions with extensive swim/tennis amenities.

Market Snapshot:

• Roswell Prices: You generally see median prices hovering in the $675K to $700K range.

• Cumming Prices: You can typically find comparable size homes in the $550K to $590K range.

• The Trade-off: Many buyers realize they can get a newer, larger home on a half-acre lot in Cumming for the same price as a smaller fixer-upper in Roswell.

Cost of Living & Taxes: The Forsyth vs. Fulton Factor

Beyond the mortgage payment, you have to look at the tax bill. This is often the deciding factor for value-focused buyers. Roswell is located in Fulton County, while Cumming is in Forsyth County.

Historically, Forsyth County has maintained lower millage rates and carries fewer bond debts than Fulton. This means that for a home priced at $600K in both areas, the annual property tax bill in Cumming (Forsyth) is often significantly lower than the same value home in Roswell (Fulton).

While sales tax, utilities, and insurance are generally comparable across the board, specific locations matter. For example, if you buy a riverfront home in Roswell or a lakefront home in Cumming, you will need to factor in flood insurance and potential dock permit fees. However, for the average homeowner, the "Forsyth discount" on property taxes is a very real annual saving.

Location & Commute: The GA-400 Corridor

We have to be realistic about traffic. GA-400 is the main artery for North Atlanta, and where you land on this highway dictates your morning routine. Roswell is situated at Exits 6, 7, and 8. For many commuters, this is considered "inside the bubble." If you need to get to Buckhead or Midtown Atlanta, living in Roswell can save you 15 to 25 minutes each way compared to living further north.

Cumming starts around Exit 13 and stretches up past Exit 17. It is undeniably further out. However, if your job is in the technology hubs of Alpharetta or Avalon, living in Cumming is actually a very convenient commute, often taking just 15 to 20 minutes on back roads.

The Traffic Reality: Southbound traffic on GA-400 tends to thicken heavily right at the Chattahoochee River, which is exactly where Roswell is located. Cumming residents have to endure the drive down to the river and the congestion at the river, whereas Roswell residents are jumping on closer to the clear zones.

• Roswell to Midtown: Expect 30–45 minutes without traffic, but 60+ minutes during rush hour.

• Cumming to Midtown: Expect 45–55 minutes without traffic, but easily 75–90 minutes during rush hour.

Schools & Education Districts

For many of my clients, schools are the first thing they ask about. The good news is that you really can’t make a "bad" choice here.

Roswell is served by the Fulton County School System (specifically the North Fulton district). This includes schools with long-standing strong reputations. High schools like Roswell High and Centennial offer robust AP programs and arts departments. Roswell is also geographically closer to many prestigious private schools in Sandy Springs and lower Alpharetta.

Cumming is served by Forsyth County Schools. This district has gained massive regional attention over the last decade for its rapid growth, newer facilities, and high ratings. Schools like Denmark, South Forsyth, West Forsyth, and Lambert are known for rigorous academics and massive athletic programs. While Cumming has fewer private school options nearby, the public and charter options are very strong.

Dining, Shopping & Things to Do

How do you like to spend your Saturdays? This answer might solve your dilemma.

If you are a "foodie," Roswell is the clear winner. Canton Street is a regional destination filled with chef-driven restaurants, breweries, and nightlife. It is walkable, energetic, and unique. You can grab coffee, shop at boutiques, and have a high-end dinner without ever moving your car. Roswell also boasts the Chattahoochee River National Recreation Area, where locals go to "shoot the hooch" (rafting/tubing) or hike the trails.

Cumming is catching up quickly, specifically with the new Cumming City Center. This development has brought breweries, mini-golf, and amphitheater concerts to the area, creating a true downtown gathering spot that didn't exist five years ago. However, the crown jewel of Cumming is undoubtedly Lake Lanier. If you want weekends filled with boating, fishing, or relaxing at a beach park, Cumming is the place to be.

Shopping access:

• Roswell: Very close to Avalon (Alpharetta) and North Point Mall.

• Cumming: Home to "The Collection at Forsyth" (an outdoor lifestyle center) and plenty of big-box convenience.

Which City Fits Your Lifestyle?

When you stack Cumming vs Roswell, there is no single winner—just the right winner for you.

You should choose Roswell if: You crave a walkable, historic downtown vibe with character. You want to be closer to the city to minimize your commute, and you don't mind paying a higher price per square foot for a home in an established, mature neighborhood.

You should choose Cumming if: Value is your top priority. You want a newer home with a larger yard and lower property taxes. You are okay with a longer drive to Atlanta because you want access to the lake and the spacious, master-planned community lifestyle.

Frequently Asked Questions

Is cost of living cheaper in Cumming or Roswell?

Generally, the cost of living is lower in Cumming. While utility and food costs are similar, Cumming offers lower home prices per square foot and, importantly, Forsyth County property taxes are historically lower than Fulton County taxes.

How far is Cumming GA from Roswell GA?

Depending on where you start and end, they are about 15 to 20 miles apart. It is typically a 20 to 30-minute drive north via GA-400 from central Roswell to central Cumming.

Does Cumming or Roswell have better schools?

Both areas are served by highly rated school districts that attract buyers specifically for education. Roswell is in the sought-after North Fulton district, while Cumming is in the Forsyth County district, which is famous for its modern facilities and high test scores; both are excellent choices.