Living in Cumings, Texas: homes, schools and costs

The book's checklist

Lower cost of livingEveryday prices run 1.4% below the U.S. average in the Houston-Pasadena-The Woodlands metro area.
More house for the moneyA typical home costs 2.3 years of the typical household's income here. Across the U.S. it's 4.1.
A safer neighborhoodThe FBI doesn't publish crime figures for unincorporated communities. Call the county sheriff's office (or the town or township police, where there is one) and ask what calls they get most.
Schools in town2 public schools: 1 elementary and 1 other. No public high school in town: the nearest is Lamar Cons H S, about 2 miles away.
A hospital close byOakbend Medical Center in Richmond, about 2 miles away, has the nearest emergency room.
Within reach of a big cityHouston is about 28 miles away as the crow flies. The book suggests staying within about 60 miles if you'll miss big-city sports, concerts and theater.

A check means Cumings meets the rule of thumb from Frank and Dave's book. An empty box isn't a deal breaker: it's something to weigh for your family. A question mark means there isn't enough data.

For a lifetime

Homes and money

Typical home value, as owners valued them in 2020-2024: $319,300U.S.: $332,700
Home prices since then: Up 17%Fort Bend County, 2022 to 2025
Typical household income: $136,147U.S.: $80,734
Homes owned by the people living in them: 100%U.S.: 65%
Typical property tax bill: $6,425 a yearTexas: $4,232
Homes built before 1940: 0%U.S.: 12%
Vacation and seasonal homes: 0%U.S.: 3%
Everyday prices: 98.6U.S. average = 100 (the Houston-Pasadena-The Woodlands metro area)

Home values and rents are what households told the Census Bureau across 2020 to 2024, so they trail today's market: county prices have moved up 17% since 2022. Everyday prices are the government's average for the Houston-Pasadena-The Woodlands metro area, not Cumings alone. Check current listings before you budget.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates; Federal Housing Finance Agency, House Price Index for counties (all transactions); U.S. Bureau of Economic Analysis, Regional Price Parities, 2024.

The people

Population, 2020-2024 Census survey: 2,535The Census Bureau makes yearly estimates only for incorporated towns
Median age: 38.5 yearsU.S.: 38.9
Age 65 and older: 4%U.S.: 17%
Under 18: 28%U.S.: 22%
Moved here from another county or state in the past year: 0%U.S.: 6%

Sources: U.S. Census Bureau, Population Estimates (Vintage 2025); U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Work

Biggest lines of work: Professional and business services (14%)
Work from home: 14%U.S.: 15%
Below the poverty line: 0%U.S.: 12%

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Health care

Nearest emergency room: Oakbend Medical Center, Richmond, TX, about 2 miles away. It's a general hospital. Medicare gives it 3 of 5 stars.

Look up doctors, clinics and the hospitals themselves on Medicare's Care Compare. Ask where the most serious cases are sent.

Sources: Centers for Medicare & Medicaid Services, Hospital General Information.

Schools

2 public schools in Cumings, run by Lamar Cisd. The nearest public high school is Lamar Cons H S, about 2 miles away.

See each school on the federal school search, then check test scores and graduation rates on Texas's school report card.

Sources: National Center for Education Statistics, Common Core of Data, 2023-24 (via the Urban Institute Education Data Portal); National Center for Education Statistics, IPEDS institution directory, 2024.

Internet

Homes with any internet subscription: 98%U.S.: 91%

Before you buy, look up the address on the FCC's National Broadband Map to see which providers serve it.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Weather

January average low: 43°F
July average high: 94°F
Days 90°F or hotter: 116 a year
Nights at or below freezing: 7 a year
Rain and melted snow: 51.1 inches a year
Snow: 0 inches a year
Elevation: 88 feet

Weather stations: Sugar Land (9 miles away) and Richmond (2 miles away, rain and snow). Averages for 1991 to 2020.

Sources: NOAA National Centers for Environmental Information, U.S. Climate Normals 1991-2020; U.S. Geological Survey, 3D Elevation Program.

Getting around

Oakbend Medical CenterEmergency room2

Fulshear, TXCity of 65,0009

Houston, TXMetro of 7.9 million28

Straight-line miles. The road is always longer, and as the book says, an interstate at 70 is a different trip from a farm road at 45. Check the real drive: Oakbend Medical Center, Fulshear, Houston.

Fort Bend County is in a metro area of 1 million people or more (USDA rural-urban code 1, on a scale where 1 is the biggest metro areas and 9 the most rural counties).

For a day

Read about Cumings's history on Wikipedia.

Know Cumings?

Tell us what a visitor shouldn't miss, and what living there is really like. Write to Main Street at mainstreet@smalltownguide.com. The best notes from people who know the town will be added here.

Nearby

Straight-line miles.

Small towns

Richmond, TX13,400 people, 2 miles
Pleak, TX1,200 people, 8 miles
Weston Lakes, TX4,600 people, 10 miles
Four Corners, TX11,700 people, 10 miles
Fairchilds, TX1,100 people, 10 miles
Cinco Ranch, TX18,600 people, 11 miles

Smaller places

Beasley, TX894 people, 10 miles
Orchard, TX344 people, 10 miles
Thompsons, TX186 people, 12 miles
Simonton, TX656 people, 12 miles
Fifth Street, TX (unincorporated)1,453 people, 15 miles

Sources

Census survey figures are estimates with a margin of error; we leave out any figure whose margin is too wide to be useful. Data last gathered October 5, 2026. See something wrong? Write to mainstreet@smalltownguide.com.