Cost of Living in Cumby, Texas
Cumby by the numbers
Median home value
$118,800± $22,912
58% below Texas ($283,800)
Median rent
$1,063/mo± $468
Rough estimate, small sample. Texas: $1,403
Median household income
$58,846/yr± $20,808
25% below Texas ($78,476)
Source: U.S. Census Bureau, American Community Survey 2020–2024 5-year estimates. ± is the 90% margin of error.
Cumby offers affordable small-town living in the rolling Blackland Prairie country of western Hopkins County, right on I-30 between Dallas and the Texas-Arkansas line. Housing costs run low, everyday expenses are modest, and Texas's lack of a state income tax helps every household.
Here's a realistic look at what it costs to live in Cumby.
Housing
Housing is Cumby's biggest affordability advantage. As a small rural town of around 700, it offers modest homes, older established houses, and properties with a little land at prices well below those in Sulphur Springs or the Dallas suburbs to the west. Buyers seeking a quiet setting, some acreage, and an affordable monthly payment find real value here.
The trade-off is a small market with relatively few listings, so finding the right home can take patience. But for those who want country quiet within easy reach of I-30 and the county seat, Cumby delivers. As across Texas, property taxes apply in place of an income tax, though modest local home values keep the dollar amounts manageable.
Everyday Costs
Beyond housing, Cumby's everyday expenses tend to be modest, as is typical for small-town Northeast Texas. The town itself offers only limited services, and its location on I-30 makes it easy to reach more.
Sulphur Springs, the Hopkins County seat about fourteen miles east, is the main hub for groceries, shopping, healthcare, and services, with a full range of stores and a well-known downtown square. Greenville lies a short drive west, and the Dallas metro is roughly an hour away on the interstate. That access keeps options open while preserving Cumby's small-town affordability and quiet.
Taxes and the Bottom Line
Texas has no state income tax, a meaningful benefit for working families and retirees alike. The state relies on property and sales taxes instead, so Cumby homeowners should budget for property taxes — though modest local home values keep the amounts reasonable.
The overall picture: Cumby is an affordable place to live, with low housing costs, reasonable everyday expenses, and no state income tax, set in the dairy-and-ranch country of Hopkins County with Sulphur Springs and the I-30 corridor close at hand. For buyers who value affordability, a rural pace, and easy interstate access, it's a solid value in Northeast Texas.
FAQ: Cost of Living in Cumby
Yes. Cumby is an affordable small town, with low housing costs as a rural Hopkins County community, generally modest everyday expenses, and no state income tax in Texas. Its location on I-30 keeps Sulphur Springs, Greenville, and the Dallas area within easy reach for shopping and jobs.
Home prices in Cumby run well below those in Sulphur Springs and the Dallas suburbs, reflecting its small-town, rural character. Buyers can find modest homes and properties with some land at affordable prices, though the market is small with relatively few listings at any given time.
Cumby is a small town, so local employment centers on agriculture and dairy, small businesses, and the school district. Many residents commute to Sulphur Springs, the county seat about fourteen miles east, or west toward Greenville and the Dallas area for a wider job market.
Yes. Cumby's cost of living is low, driven mainly by affordable housing, with modest everyday costs and no state income tax. It offers rural small-town value with quick I-30 access to Sulphur Springs and beyond.
East Texas guides
Region-wide guides that put Cumby in context — where to go, what things cost, and how people actually live here.
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