Small-Town Texas Living Where History Meets Modern Affordability

Cumby is a small Hopkins County town of approximately 3,359 residents where median home values reach $207,600 and median household incomes hit $86,042 according to Census Bureau estimates. The community is served primarily by Cumby Collegiate ISD and Miller Grove ISD, both rated B by the Texas Education Agency. With an 83% homeownership rate and an economy anchored by Hopkins County's manufacturing, wholesale trade, and retail sectors, Cumby offers affordable small-town living at the highest elevation point in the county along the Interstate 30 corridor.

History

Cumby's history reaches back before Hopkins County's 1846 formation, when Texas Rangers camped atop the county's highest point in blackjack oak groves. The town grew from that protective settlement, with churches, schools, and cemeteries like Mt. Zion and Miller Grove Cemetery documenting generations of families who built this community from frontier outpost to modern small town.

ZIP Codes Compared

As a small town without distinct subdivisions or ZIP code variations, Cumby's housing market remains relatively uniform across its compact geography. Properties range from older homes near the historic town center to newer construction along the highway corridor, with prices generally staying within a consistent band.

Demographics

Cumby's population skews older with a median age of 43.5 years and shows strong homeownership at 83%, reflecting a stable community of established families and retirees. The town is predominantly White at 86.4% with growing Hispanic representation at 6.2%, and about a quarter of adults hold bachelor's degrees.

Economy

Hopkins County's economy centers on manufacturing with 2,695 employees earning average pay of $66,723, followed by substantial wholesale trade and retail sectors. Residents also work in finance, construction, and professional services, with most jobs offering wages well above the accommodation and food service sector that employs over 1,200 workers.

Schools

Cumby Collegiate ISD operates one school serving 154 students, while Miller Grove ISD serves 310 students across its single campus, both earning B ratings from the Texas Education Agency. These small districts offer intimate learning environments with low student-to-teacher ratios characteristic of rural Texas education.

Cost of Living

Housing costs in Cumby run below state metropolitan averages with median home values at $207,600 and median rents at $1,137 monthly according to Census data. The combination of higher-than-average household incomes and moderate housing costs creates favorable affordability for working families and retirees.

Homeowners Associations

Cumby has no registered homeowner associations in county records, reflecting the town's rural character where property owners enjoy minimal deed restrictions. This absence of HOA governance appeals to buyers seeking freedom from architectural controls and monthly fees common in suburban developments.

About Cumby

Cumby sits atop the highest point in Hopkins County, a distinction that traces back to when Texas Rangers camped in a grove of blackjack oak trees here in the late 1830s. Settlers established the community near the Rangers for protection, originally calling it Black Jack before the town took its current name. That Indian camping ground and trail crossing became the foundation for a town that has maintained its rural character while evolving into a surprisingly prosperous small community. Today, Cumby offers a lifestyle that blends deep historical roots with contemporary conveniences along the Interstate 30 corridor between Dallas and Texarkana.

The town's compact commercial district centers around essential services like the Cumby Post Office, Family Dollar, and local spots including the I-30 Fast Mart and Quick Stop convenience stores. Residents fill up at the Valero station and can pick up supplies at Blackjack Package Store, a nod to the town's original name. Faith communities anchor neighborhood life through churches including Community Lighthouse Baptist Church, Cornerstone Baptist Church, and First Presbyterian Church, continuing a religious tradition that dates to circuit-riding ministers holding services in the 1860s.

Cumby's character reflects its working-class prosperity, with households earning well above state averages while maintaining the affordability and pace of genuine small-town Texas. The Cumby Car Wash and local automotive services support a community where most residents own their homes and commute to jobs in manufacturing, wholesale trade, and other sectors across Hopkins County. Historical sites like the Miller Grove Cemetery and Long Cemetery connect current residents to families who settled this land before Hopkins County even formed in 1846. Daily life here means knowing your neighbors, participating in school events at Cumby Collegiate ISD, and enjoying the quiet that comes from living in a town of just over three thousand people where the biggest landmark remains that same high point the Rangers chose nearly two centuries ago.

Classification

Type

Incorporated Place

Class Code

C1

Identifiers

GEOID

4818128

State FIPS

48

Place FIPS

18128

Statistics

Neighborhoods

0

Population

756

Geography

Geometry

polygon

Area

2 km²

County

Hopkins

Data Source

Primary Source

tiger

Census Reference

QuickFacts

Frequently Asked Questions About Cumby

Is Cumby a good place to live?

Cumby offers an appealing combination of small-town living, economic stability, and affordability that works well for families and individuals seeking a quieter lifestyle within reach of larger cities. The median household income of $86,042 according to Census Bureau estimates exceeds both state and national averages, indicating a financially stable community despite its small size. With 83% of residents owning their homes, the town demonstrates the kind of residential stability that creates strong neighborhood bonds and community investment. The location atop Hopkins County's highest point along Interstate 30 provides easy access to Sulphur Springs, Greenville, and even the Dallas-Fort Worth metroplex for work or entertainment while maintaining genuine rural character. Churches like Community Lighthouse Baptist and Cornerstone Baptist anchor community life, and local schools serve small student populations with personalized attention. For those who value knowing their neighbors, minimal traffic, and freedom from HOA restrictions, Cumby delivers authentic small-town Texas living without sacrificing modern conveniences available at nearby commercial centers.

What is the cost of living in Cumby?

Cumby's cost of living centers on housing affordability that significantly undercuts metropolitan Texas markets while offering residents above-average earning potential. The median home value of $207,600 according to Census data provides accessible homeownership compared to rapidly appreciating cities, and the median rent of $1,137 monthly remains reasonable for renters. When combined with the median household income of $86,042, residents enjoy favorable housing cost ratios that leave more income available for savings and discretionary spending. Hopkins County's economy supports these incomes through manufacturing jobs averaging $66,723 annually, wholesale trade positions at $69,265, and finance roles at $70,988 according to Bureau of Labor Statistics data. Daily expenses for groceries, gas, and services at spots like Family Dollar and local convenience stores reflect small-town pricing without the premium markups of urban areas. The absence of HOA fees in this unincorporated community further reduces monthly housing costs. While residents may drive to Sulphur Springs or Greenville for certain shopping and services, the overall cost structure allows working families to build equity and financial stability more readily than in Texas's booming metropolitan counties.

How are the schools in Cumby?

Cumby's educational options center on two small school districts that provide intimate learning environments characteristic of rural Texas education. Cumby Collegiate ISD operates one school serving 154 students and holds a B rating from the Texas Education Agency, offering the kind of personalized attention difficult to achieve in larger districts. Miller Grove ISD, also rated B by the TEA, serves 310 students across its single campus and traces its educational heritage back to the 1850s when Charles J. Phillips taught in one of Hopkins County's earliest schools. These small enrollments mean students often know every classmate and receive individualized support from teachers and administrators. The districts lack the extensive extracurricular programs and specialized courses available in larger systems, but many families value the close-knit school communities and multi-generational connections where teachers often know parents and grandparents. For families prioritizing small class sizes, traditional values, and schools deeply embedded in community life, these B-rated districts deliver solid educational foundations. Parents seeking more extensive academic programs or specialized services may consider the larger Sulphur Springs ISD nearby, though Cumby's schools serve their community well within the constraints of rural district budgets and enrollments.

Is Cumby good for families?

Cumby creates a family-friendly environment defined by safety, stability, and the kind of community connections increasingly rare in modern Texas. The 83% homeownership rate according to Census data indicates families putting down roots rather than transient populations, and the median age of 43.5 years suggests a mature community of established households. Small schools like Cumby Collegiate ISD with just 154 students mean children receive personalized attention and parents actively participate in school activities where they know teachers and administrators personally. The absence of registered HOAs gives families freedom to use their properties as they see fit, whether that means keeping backyard chickens, parking work vehicles, or building play structures without architectural review boards. Churches including Community Lighthouse Baptist and First Presbyterian provide faith-based community networks and youth programs that many families prioritize. The town's location along Interstate 30 allows parents to commute to higher-paying jobs in manufacturing, wholesale trade, and professional services across Hopkins County while raising children in a low-crime, low-traffic environment. Historical sites and cemeteries dating to the 1840s offer tangible connections to Texas heritage that can enrich children's understanding of their state. For families willing to trade urban amenities for genuine small-town living where kids can roam safely and neighbors look out for one another, Cumby delivers a lifestyle increasingly difficult to find in rapidly developing Texas.

Explore Cumby's Small-Town Advantages with Local Expertise

Whether you're drawn to Cumby's affordable homes, tight-knit community, or convenient Interstate 30 location, a Texas Ally advisor can help you navigate the Hopkins County real estate market. Our team understands the unique character of small Texas towns and can connect you with properties that match your lifestyle and budget.