Town in Fort Bend County, part of the Houston metro

Living in Cumings, TX

A

73rd of 745Texas towns of 1,000 to 10,000 people
Overall score 89 of 100
21st of 125 in the Houston area

Cumings earns a grade of A on our index, 73rd of 745 Texas towns of 1,000 to 10,000 people. It does best on home ownership and internet access, and trails on getting around and errands and things to do. It is a strong pick for families, retirees, remote workers and people on a budget.

  • Good for families
  • Good for retirees
  • Good for remote workers
  • Good for people on a budget
  • Well connected
  • Errands and things to do scores low (3 of 100)
  • Getting around scores low (2 of 100)
Map of Texas showing where Cumings isSan AntonioDallasAustinFort WorthCumings
Where Cumings is in Texas.
Population
2,535
Median rent
No data
Median home value
$319,30013% higher than Texas
Household income
$136,147Median
Average commute
35 minOne way
Violent crime
No dataNo full-year report

What it's like to live in Cumings

Cumings sits about 28 miles from downtown Houston, in the Houston-Pasadena-The Woodlands metro. About 2,535 people live here. It is spread out, with mostly newer homes (the median home was built in 2014).

The median age is 38.5, 75% of households have children, 100% of homes are owned by the people living in them and the typical household earns $136,147 a year (73% higher than the Texas median).

Pros of living in Cumings

  • Homes are affordable for local incomes. The median home costs 2.3 times the median household income, against 3.6 times across Texas.
  • High incomes. The median household earns $136,147, 73% higher than the Texas median.

Cons of living in Cumings

  • Higher unemployment. 15% of the labor force is out of work, against 5.3% statewide.
  • Long commutes. The average trip to work takes 35 minutes, against 27 across Texas.
  • Errands mean a drive. Compared with similar Texas places, fewer homes here are within a mile of a grocery store, pharmacy, park or clinic.
  • Natural hazard risk. FEMA rates the risk of river flooding, hurricanes and tornadoes as very high here.
  • Long, hot summers. Expect about 116 days a year at 90°F or hotter.

Who Cumings suits

  • FamiliesA reasonable fit. Compared with similar Texas places, it beats 91% for families.
  • Young professionalsA reasonable fit: household income is 73% higher than the Texas median, with 0 restaurants and 0 cafes in town. Compared with similar Texas places, it beats 47% for young professionals.
  • RetireesA reasonable fit: 14% of working-age adults are uninsured. Compared with similar Texas places, it beats 85% for retirees.
  • Remote workersA reasonable fit: 98% of homes have broadband. Compared with similar Texas places, it beats 96% for remote workers.
  • People on a budgetA reasonable fit. Compared with similar Texas places, it beats 94% for people on a budget.

Cumings report card

Ten grades, one for each part of daily life we measure. Most compare Cumings with other US towns of 1,000 to 10,000 people. Schools, safety and errands compare it with other Texas towns of 1,000 to 10,000 people.

  • Cost of living: grade A

    Homes cost 2.3x income.

    90 of 100 vs US towns

  • Jobs and income: grade B

    Median household income $136,147, 15% unemployed.

    70 of 100 vs US towns

  • Schools: grade B+

    Not enough data.

    76 of 100 vs TX towns

  • Safety: no grade

    No full year of crime data from local police.

    No score vs TX towns

  • Errands and things to do: grade F

    0 grocery stores, 0 restaurants, 0 parks mapped in town.

    3 of 100 vs TX towns

  • Getting around: grade F

    Average commute 35 min, 14% work from home.

    2 of 100 vs US towns

  • Education levels: grade A-

    44% have a bachelor’s degree.

    86 of 100 vs US towns

  • Health: grade B-

    14% of adults uninsured.

    58 of 100 vs US towns

  • Home ownership: grade A+

    100% of homes owner-occupied.

    100 of 100 vs US towns

  • Internet access: grade A

    98% of homes have broadband.

    94 of 100 vs US towns

Where Cumings stands out compared with Texas

Better than Texas

  • Homes owned by the people living in them: 100%37 points higher than Texas (63%)
  • Median household income: $136,14773% higher than Texas ($78,476)
  • Home value to income: 2.3x35% lower than Texas (3.6x)

Worse than Texas

  • Average commute: 35 min33% higher than Texas (27 min)
  • Unemployment rate: 15%9 points higher than Texas (5.3%)
  • Workers who walk, bike or take transit: 0%3 points lower than Texas (2.6%)

Cost of living in Cumings

HUD sets fair market rents for this area at $1,261 for a one-bedroom, $1,497 for a two-bedroom and $2,017 for a three-bedroom (fiscal year 2027). These figures include utilities and describe a modest unit, so newer apartments often ask for more.

The median home is worth $319,300, 13% higher than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $1,748 before tax, or $2,283 with property tax.

Texas has no state income tax, but property taxes are among the highest in the country. The median homeowner in Cumings pays $6,425 a year, 52% higher than the Texas median of $4,232. Budget for it, along with homeowners insurance, which our numbers do not include.

Typical rent by apartment size

Fair market rent by bedroom count in CumingsStudio$1,2331 bedroom$1,2612 bedrooms$1,4973 bedrooms$2,0174 bedrooms$2,502
HUD fair market rent for FY2027, Houston-The Woodlands-Sugar Land, TX HUD Metro FMR Area. This is what a typical, modest unit rents for, including utilities.
MeasureHereTexasUS
Median home value13% higher than Texas$319,300$283,800$332,700
Home value to income35% lower than Texas2.3x3.6x4.1x
Median property tax per year52% higher than Texas$6,425$4,232$3,119
Homes owned by the people living in them37 points higher than Texas100%63%65%
Median year homes were builtAbout the same as Texas201419921980

Monthly cost to buy a median home

$2,283
Mortgage payment
$1,748
Property tax
$535

Based on a $319,300 home in Cumings, 20% down and a 30-year loan at 7.28% (Freddie Mac average, week of 2026-10-01). Property tax is the median paid locally, or the county median where the local figure is not published. Insurance and fees are not included.

Daily life in Cumings

Everyday places mapped inside Cumings, from Overture Maps.

The average one-way commute is 35 minutes, 33% longer than the Texas average. 14% of workers work from home. Fewer than 3% walk, bike or take transit to work, so plan on driving for almost everything.

Downtown Houston is about 28 miles away in a straight line. Many people who live in Cumings work elsewhere in the metro, so test the drive at rush hour before you commit.

The median household income is $136,147, income per person is $42,568, unemployment is 15% and 44% of adults hold a bachelor's degree.

Grocery stores
0
Pharmacies
0
Restaurants
0
Cafes
0
Bars
0
Parks
0
Gyms
0
Hospitals and urgent care
0
Childcare
0
Libraries
0

Jobs, income and education

MeasureHereTexasUS
Median household income73% higher than Texas$136,147$78,476$80,734
Income per person4% higher than Texas$42,568$40,752$44,673
Unemployment rate9 points higher than Texas15%5.3%5.2%
People below the poverty line14 points lower than Texas0%14%12%
Adults with a bachelor's degree or higher10 points higher than Texas44%34%36%
Adults with a high school diploma or higher11 points higher than Texas97%86%90%
Adults 18 to 64 without health insurance6 points lower than Texas14%20%11%
Homes with broadband internet7 points higher than Texas98%91%91%

Getting to work

MeasureHereTexasUS
Average commute33% higher than Texas35 min27 min26 min
Workers who work from homeAbout the same as Texas14%14%15%
Workers who work from home14%
Workers who take transit0%
Workers who walk0%
Workers who bike0%

Who lives in Cumings

Under 1828%
18 to 3416%
35 to 6453%
65 and over3.7%

Median age 38.5 years. 75% of households have children.

Race and ethnicity
White20%
Hispanic or Latino36%
Black28%
Asian17%
Other or more than one race0%

Shown for information only. It is never part of any grade.

Weather in Cumings

Cumings has a hot Texas climate. July highs average 94°F and January lows about 43°F. There are about 116 days a year at 90°F or above, and about 51 inches of rain a year.

Average monthly high and low temperatures in Cumings40°60°80°100°64J68F74M81A87M92J94J94A90S83O73N66DRain

Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from Sugar Land, 8 mi away. Orange months average 90°F or more.

Natural hazard risk

FEMA's National Risk Index says river flooding risk is very high, hurricane risk is very high, tornado risk is very high and hail risk is moderate. Before you buy, look up the FEMA flood zone for the exact address and get a flood insurance quote, since standard home policies do not cover floods.

  • River floodingVery high
  • HurricanesVery high
  • TornadoesVery high
  • HailModerate
  • Heat wavesVery high
  • WildfiresVery high
  • Winter stormsLow
  • Strong windModerate

Source: FEMA National Risk Index, December 2025, Census tract level averaged for the city. Check the FEMA flood map for any address before you buy.

Places near Cumings

Nearby, Rosenberg gets a D-, Pecan Grove gets an A- and Richmond gets a D-. Each is graded against Texas places of its own size, so a small town and a big city can both earn an A.

  1. D-RosenbergSmall city, 40,646 people4 mi
  2. A-Pecan GroveSmall city, 24,272 people4 mi
  3. D-RichmondSmall city, 12,582 people6 mi
  4. B+PleakTown, 2,344 people6 mi
  5. A+Sugar LandCity, 110,016 people9 mi
  6. A+FulshearSmall city, 34,868 people10 mi

Cumings in the Houston area

How it ranks among 125 places in the metro.

  1. 1A+Taylor Lake Village3,721 people25 mito downtown
  2. 2A+Bunker Hill Village3,829 people9 mito downtown
  3. 3A+West University Place14,982 people6 mito downtown
  4. 18AFriendswood41,030 people22 mito downtown
  5. 19AHedwig Village2,291 people8 mito downtown
  6. 20AWeston Lakes4,217 people34 mito downtown
  7. 21ACumings2,535 people28 mito downtown
  8. 22ATiki Island1,210 people44 mito downtown
  9. 23A-Oak Ridge North3,034 people26 mito downtown
  10. 24A-Magnolia4,068 people36 mito downtown

See all of the best suburbs of houston

Living in Cumings: common questions

Is Cumings, TX a good place to live?

Cumings earns a grade of A on our index, 73rd of 745 Texas towns of 1,000 to 10,000 people. It does best on home ownership and internet access, and trails on getting around and errands and things to do. It is a strong pick for families, retirees, remote workers and people on a budget.

How much does it cost to live in Cumings?

The median home is worth $319,300, 13% higher than the Texas median. A median home costs 2.3x the median household income, compared with 3.6x across Texas. With 20% down at a 7.28% rate, the monthly payment on a median home is about $2,283, including property tax.

Does Cumings flood?

FEMA rates river flooding risk in Cumings as very high, and coastal flooding as not rated. Hazards rated high or very high here: river flooding, hurricanes, tornadoes, heat waves and wildfires. Always check the flood map for a specific address before you buy.

What is the weather like in Cumings?

Summers in Cumings peak at about 94°F in July, and January nights fall to about 43°F. Expect around 116 days a year at 90°F or hotter, and 51 inches of rain.

How long is the commute in Cumings?

The average one-way commute is 35 min, 33% higher than the Texas average. About 14% of workers work from home. It is about 28 miles from downtown Houston.

Sources: US Census Bureau 2020-2024 ACS 5-year and 2025 population estimates, CDC PLACES 2025, Texas Education Agency 2025 ratings, FBI Crime Data Explorer, FEMA National Risk Index, NOAA climate normals, HUD fair market rents, Overture Maps. Updated 2026-10-04. How we grade.