Hey everyone,

The lady and I are making a move out of the city soon, preferably to the Cumming area. It's about as far as we can go and still be close enough to our offices for when we need to commute again. It's also closer to the mountains so that's exciting.

Anyone currently live in Cumming? Parts to avoid? New up and coming areas? We're having kids soon so looking for conservative, family friendly, good neighbors.

Also, if anyone has the scoop on homes (3+ bed) that are about to be on the market, any leads would be appreciated :) the market is crazy right now...

How far north in Forsyth are you willing to move?

We're up in North Forsyth and love it.  Sent you a PM as well in case you need help looking for a home.

Looking in this area

The upcoming road construction at 369 and 400 is going to make northbound afternoon rush hour a nightmare.

Thanks for the heads up! I assume that means we should look south of that since we'll need to use 400?

I would stay north Forsyth and deal with the traffic volume heading south. North and South Forsyth are a different world, think country folk vs I need to charge my Tesla and don’t speak English or look up from my phone

North Forsyth here as well but it's probably 10 years away from becoming unlivable like most parts of the metro. Dawson Co isn't that much farther but it depends on how far you'll be commuting. Understand the traffic and growth in/around Cumming sucks.

All replies and tips are great.  I'll add mine.  We used to have a small property on the lake, exit 16 and 17, sold it 9 years ago to a multi millionaire couple.  They demolished the old shack and built a mansion in its place.

On the occasions that I had to drive in to ATL to work, 400 was horrible.  If you don't leave before 6:30am, you're screwed.  Traffic doesn't semi clear until 10:30.  Afternoon northbound isn't great either.  Head north by 4pm or wait until after 7pm.  Traffic on GA20 isn't great either.  Stay out of downtown Cumming.  Exit 16 east of GA400 has some good neighborhood gems if you go almost until the end of Pilgrim Mill rd.  Anywhere from $300K to a million.

But once you're up there it's a different world, peace and quite.  We still have friends and relatives in the circle you showed on your map.  

Correct, I rarely go that way now and it’s just kicking off so yes, for years that’s going to be painful. There’s an alternate further out West that’s easier than 400 however those will be overwhelmed.

OP, we need the reinforcement to maintain the good of living here but it does come at a cost. Main thing I hate about Cumming is they’re always building strip malls and chain shit with zero planning for traffic or growth. They area building a green space/community shopping/services development which promises to be unique for the area. I’m dubious as developers are in love with nail salons, shitty restaurants and Barber shops.

Ball Ground, GA is an example of a small traditional Southern town with some pre-planning and concern to maintain heritage and livability. They have some very unique dining, shopping and hang out spots. Cumming is much larger but the haphazardly built “city square” jammed into Hwy 9/Hwy 20 exemplifies the planning around here.

Don’t get me wrong, Cumming has a lot going for it (mainly the people are country and conservative.) The county has one of the most active Libertarian membership so the ‘culture’ is one of traditional America but that’s changing quickly.

We looked at the northeast corridor and decided to go northwest corridor instead. We live in Canton near Waleska. They are putting in a huge increase in electrical infrastructure and only reason for that = more homes, more apartments, more traffic. The whole area north of Atlanta is exploding. Unfortunately, living in Atlanta is all about the commute.

We are planning our escape now - not sure where.

About 10 yrs for us but yeah, have no idea where. Atlanta has too many damn people and many don’t see things politically the same. Matter of time...

We landed in Cumming when we moved from PA 6 years ago. 3 years of renting and learned where NOT  to be... so we moved 10 miles further North.

I drive further now to work, but it takes the same amount of time.
Cumming is gridlock EVERYWHERE once you jump off GA400.

We are just below the Rt53 dividing line between Dawson and Forsyth County. (still in Forsyth)

Theres a ton of construction going on in the area... so I expect we will relocate more North again in a few years to get away from all the people and traffic.

And by North you mean GA/TN border right?

FIFY

Matt or Silver City if anywhere in Forsyth Co.

Better yet is Young Harris, but that is a drive :)

I live in Cumming, off exit 13 in South Forsyth.  i have seen some of the negative talk about "speaking english" and whatnot.    Yes, there are a lot of technology workers in South Forsyth and a large Indian population, but that has it's advantages.   Our schools are top rated in the state, and we have lots of great restaurants and places to hang out like Halcyon, the Collection, etc.   It really depends on what you prefer to get out of place that you live.   I have about 12-13 parks within a 15 minute drive of there, easy access to Alpharetta, and close to all grocery stores, shopping, etc.  

Regardless of where you want to live in Forsyth, we have the best Sheriff's department, and very low crime rate compared to neighboring counties.    I would highly recommend exit 13 and 14, but I know it isn't for anyone.