Cumming, Georgia Short-Term Rental Market
Cumming, GA STRs posted $219 average daily rate and 56.4% occupancy in April 2026, with annualized revenue near $40,500 across 1,266 active listings.
Quick Answer: Cumming, Georgia is an active short-term rental market. average occupancy is 56%. average monthly revenue is $3,377. average daily rate is $219. the top operator is Suyun Home with 26 listings. market score is 48/100 (grade D).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Cumming, Georgia anchors Forsyth County at the southern tip of Lake Lanier, the most visited U.S. Army Corps of Engineers lake in the country. The market draws roughly 13 million annual visitors to the broader Lake Lanier area, creating consistent short-term rental demand across a wide seasonal arc.
As of April 2026, the Cumming STR market shows 1,266 active listings. Entire-place listings dominate at 1,027 units (81% of inventory), with 239 private rooms making up the remainder. By bedroom count, one-bedroom properties are the most common at 417 listings, followed by three-bedrooms (308), two-bedrooms (219), four-bedrooms (171), and five-bedrooms (151). The market leans heavily toward Airbnb distribution: 645 listings appear on Airbnb only, 533 operate on both Airbnb and VRBO, and 88 are VRBO-exclusive.
The April 2026 market-wide average daily rate was $219, with average occupancy at 56.4% and RevPAR at $123. Year over year, occupancy improved 2.83 percentage points, while ADR softened 2.06% and revenue growth came in at +4.23%. The market’s overall score from the dimension snapshot is 47.75 out of 100, with investability scoring notably higher at 75.13.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 41% | $167 | $2,128 |
| Feb | 53% | $166 | $2,191 |
| Mar | 57% | $197 | $2,996 |
| Apr | 56% | $205 | $3,049 |
| May | 59% | $244 | $3,672 |
| Jun | 65% | $284 | $4,811 |
| Jul | 67% | $289 | $5,084 |
| Aug | 56% | $259 | $3,984 |
| Sep | 53% | $238 | $3,350 |
| Oct | 55% | $225 | $3,412 |
| Nov | 52% | $221 | $3,098 |
| Dec | 50% | $213 | $3,110 |
Top Short-Term Rental Operators in Cumming
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Suyun Home | 26 | 331 | ★ 4.65 |
| 2 | Evolve | 25 | 619 | ★ 4.82 |
| 3 | Landing | 19 | 0 | ★ 3.13 |
| 4 | Anna Home | 16 | 135 | ★ 4.63 |
| 5 | ATLHomestay | 14 | 65 | ★ 4.93 |
What Kind of STR Should I Buy in Cumming?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 417 |
| 2 bed | 219 |
| 3 bed | 308 |
| 4 bed | 171 |
| 5 bed | 151 |
ADR by Property Tier
| Entire Home | $244 |
| Luxury | $468 |
| Professionally Managed | $172 |
Revenue by Dwelling Type
| Apartment | $1,911 |
| Entire Place | $3,746 |
| House | $3,709 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 50.9% |
| vrbo | 7% |
| both | 42.1% |
Investment Analysis
At a typical home value of $604,732 (Zillow, April 2026) and an April 2026 market-average monthly revenue of $3,377, annualized revenue for an average-performing listing comes to approximately $40,500, implying a gross yield of approximately 6.7% before expenses. Actual net yield will depend on permit costs, management fees, and operating expenses.
Tier pricing shows meaningful stratification. The market-wide average ADR is $219, but entire-home listings averaged $244 in April 2026. Luxury-tier properties reached $468, more than twice the market average. Professionally managed listings ran lower at $172, reflecting the budget segment of the PM portfolio.
Revenue by property type reinforces the entire-home advantage: entire-place listings averaged $3,746 per month versus $1,911 for apartments in April 2026. Houses averaged $3,709. The revenue growth trend has been positive on a year-over-year basis (+4.23%) despite slight ADR compression (-2.06%), meaning operators are largely recovering rate softness through occupancy gains (+2.83 percentage points). The investability score of 75.13 out of 100 is the strongest sub-score in this market, suggesting data-supported investor interest despite the restrictive zoning framework.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
In April 2026, the average booking lead time in Cumming was 34 days, meaning guests typically book about five weeks before their arrival. That lead window aligns with a market where summer lake weekends often book out weeks ahead but last-minute shoulder-season availability remains common.
Average length of stay was 5.2 nights, which is above the national short-term rental average of around 3-4 nights. Longer stays suggest a guest profile oriented toward extended lake vacations rather than single-night transient travel. For operators, a 5.2-night average means lower per-reservation turnover costs and potentially higher weekly rates. It also means pricing strategy should account for minimum-stay settings: a 3-night minimum in peak season captures mid-week gaps without turning away the 5-7 night summer vacation block that drives peak revenue. Last-minute pricing windows inside 34 days represent opportunities to fill gaps that open from cancellations.
Short-Term Rental Regulations
Short-term rentals are permitted in Cumming and Forsyth County, but the regulatory framework is restrictive and location-dependent. Rules differ based on whether a property is within the City of Cumming or in unincorporated Forsyth County.
For unincorporated Forsyth County, STRs are permitted only in A1 (Agricultural) or Ag-Res (Agricultural-Residential) zoning districts. Residential zones, which cover most lakefront properties near Lake Lanier, do not permit STRs. Operators in eligible zones must first obtain a Conditional Use Permit (CUP) from the Forsyth County Board of Commissioners, then apply for an annual STR Business License costing $250 per year. Licenses expire December 31 each year and must be renewed annually. Occupancy is capped at 2 guests per bedroom, with a maximum of 15 overnight guests and 19 daytime visitors. A 24/7 local contact who can respond on-site within 3 hours must be designated. Licenses are non-transferable, and each structure requires its own license. Advertising without a license is treated as prima facie evidence of unlawful operation. Enforcement is classified as strict, with violations treated as separate daily offenses carrying escalating penalties.
For properties within the City of Cumming, a business license is required. A 2022 draft ordinance proposed formal permit requirements; final adoption status was unconfirmed as of 2025.
Forsyth County imposes an 8% hotel-motel excise tax, raised from 5% effective December 2024. Owner-occupancy and primary-residence requirements do not apply under the county framework. As of October 2025, the county commission was still reviewing individual CUP applications for new STR properties.
Market Comparison
The U.S. short-term rental market broadly operates at a median occupancy near 55% and median ADR around $220. Cumming’s April 2026 occupancy of 56.4% sits just above the national median, while its $219 ADR is near parity with the national figure. The market performs in line with national benchmarks rather than as a clear outperformer, which is consistent with the overall market score of 47.75 out of 100.
The top operators in Cumming are concentrated in a fragmented landscape. Suyun Home leads with 26 listings (331 reviews, 4.65 average rating), followed by Evolve at 25 listings (619 reviews, 4.82 rating). Landing holds 19 listings (3.13 rating). Anna Home has 16 listings (135 reviews, 4.63 rating), and ATLHomestay rounds out the top 5 at 14 listings (65 reviews, 4.93 rating). The top 5 operators collectively hold 100 listings, roughly 7.9% of the 1,266-listing market. This fragmentation means no single professional operator dominates, and independent hosts hold the majority of inventory.
Frequently Asked Questions About Cumming, Georgia
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