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City · 6,985 residents · Suwannee County, Florida

Live Oak , Florida

In Live Oak, a typical home is worth $160,300 and typical rent is $903 a month. Compared with all of Suwannee County, the typical home value is 7% lower and the share of households that own their home is 28 points lower.

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  • Typical home value

    $160,300

    7% below the county

    55% below Florida

    • Live Oak
    • Suwannee
    • Florida

  • Typical rent

    $903a month

    2% above the county

    46% below Florida

    • Live Oak
    • Suwannee
    • Florida

  • Typical household income

    $59,375a year

    5% above the county

    20% below Florida

    • Live Oak
    • Suwannee
    • Florida

  • Households that own their home

    47%

    28 points below the county

    21 points below Florida

    • Live Oak
    • Suwannee
    • Florida

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$253,403
2.4% more than 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Live Oak is in Suwannee County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Suwannee County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Live Oak apart

What this place has that others do not, from public data, most unusual first.

  1. 47% of households in Live Oak own their home, against 75% in Suwannee County.

  2. Live Oak has the 5th smallest share of rent-burdened renters of the 434 cities in Florida with more than 5,000 people (35%).

  3. Live Oak has the 7th lowest typical rent of the 471 cities in Florida with more than 5,000 people ($903).

  4. Live Oak has the 18th lowest typical home value of the 480 cities in Florida with more than 5,000 people ($160,300).

  5. According to Zillow, in the 12 months to September 2026 the typical home value in Live Oak rose 2.4%; in Florida, it fell 0.9%.

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data

The homes here

Housing in Live Oak

What homes there are in Live Oak, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Live Oak, 6 in 10 homes are single-family detached houses; in Suwannee County, 5.

Year built

In Live Oak, half of the homes were built before 1977; in Suwannee County, before 1991.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$1,716 a month

Suwannee County: $1,369 a month

Without a mortgage

$460 a month

Suwannee County: $389 a month

Owners with a mortgage

38%

Suwannee County: 37%

Owning costs more in Live Oak: with a mortgage, the typical cost is $1,716 a month; in Suwannee County, $1,369. Without one, $460.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in Live Oak stayed about the same since 2015–2019: the Census sees no clear change.

The typical rent in Live Oak rose 26% over the same time; in Suwannee County, it rose 22%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureLive OakSuwannee CountyFloridaUnited States
Rental vacancy Unreliable estimateUnreliable estimate7.6%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.4%0.9%
More than one person per room Unreliable estimate2.2%3.3%3.4%
People per household 2.952.692.512.53
Drive alone 83%78%70%69%
Carpool Unreliable estimate10%9%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimateUnreliable estimate2%3%
Work from home Unreliable estimate8%16%15%
Other means Unreliable estimateUnreliable estimate2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

More people live in each home here: 2.95 on average, against 2.69 in Suwannee County.

To get to work, 83% of workers in Live Oak drive alone; in Suwannee County, 78%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Live Oak?

A typical home is within reach of the typical income

We start with a typical home in Live Oak, worth $160,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 27% of the typical household income in Live Oak, which is $59,375 a year.

The calculator's FHA and conventional loan limits are those of all of Suwannee County.

Your numbers

Local data
$

Starts at the typical home value in Live Oak. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $5,611 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,318

at 7.18% · 30 years

Loan amount
$157,396
Total interest
$226,456
Paid off in
November 2056

Includes $2,707 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,385 a month

    Your payment · 27%

  • Tight

    $1,385 to $1,781 a month

  • Hard

    more than $1,781 a month

Compared with the typical household income in Live Oak ($59,375 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,318
Principal & interest$1,066
Property tax$114
Home insurance$67
FHA mortgage insurance (MIP)$71

You need at least $5,611 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Live Oak and Suwannee County

Live Oak is in Suwannee County, Florida. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Live Oak's own numbers

Typical home value
$160,300
Typical monthly rent
$903
Typical yearly household income
$59,375
Households that own their home
47%
Effective property tax rate
0.85%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Suwannee County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$999
Price change over 5 years (FHFA)
+59%
Homes in a high flood-risk zone
7.2%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Suwannee County.

Everything about Suwannee County

Buying

Buying a home in Live Oak

A typical home in Live Oak is worth $160,300: 7% below the county and 55% below Florida. With the typical household income in Live Oak ($59,375 a year), a typical home costs 2.7 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Live Oak 2.7 years
  • Suwannee 3.0 years
  • Florida 4.8 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Suwannee County

According to FHFA’s house price index, home prices in Suwannee County rose 108% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Suwannee County.

Period County Florida U.S.
Last year (2025) −3.1% −0.5% +2.9%
5 years (2020–2025) +59% +60% +47%
10 years (2015–2025) +108% +127% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Live Oak next to Suwannee County, Florida and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Live Oak $160,300
  • Suwannee $171,600
  • Florida $359,000
  • United States $332,700
Typical monthly rent
  • Live Oak $903
  • Suwannee $884
  • Florida $1,669
  • United States $1,413
Typical yearly household income
  • Live Oak $59,375
  • Suwannee $56,658
  • Florida $74,568
  • United States $80,734
See the full table
Live Oak next to Suwannee County and Florida
Measure Live Oak Suwannee County Florida U.S.
Typical home value $160,300 $171,600 $359,000 $332,700
Typical monthly rent $903 $884 $1,669 $1,413
Typical yearly household income $59,375 $56,658 $74,568 $80,734
Households that own their home 47% 75% 68% 65%
Typical yearly property tax $1,361 $1,213 $2,730 $3,119
Effective property tax rate 0.85% 0.71% 0.76% 0.94%
Renters with high rent for their income 35% 36% 60% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Suwannee County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Live Oak

For a typical $160,300 home in Live Oak, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Live Oak's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,317a month

    Least cash to close
    Down payment
    $5,611
    Cash to close
    $10,420
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $71

  • Conventional, 5% down $1,288a month

    Down payment
    $8,015
    Cash to close
    $12,824
    Rate
    7.18%
    Mortgage insurance
    PMI · $76

  • Conventional, 20% down, no PMI $1,049a month

    Down payment
    $32,060
    Cash to close
    $36,869
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,197a month

    Down payment
    $24,045
    Cash to close
    $28,854
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Live Oak and for Suwannee County.

Property tax

Effective rate in Live Oak

0.85%of the home’s value each year

$1,361 a year for the typical owner in Live Oak.

  • Live Oak 0.85%
  • Suwannee 0.71%
  • Florida 0.76%

What Florida publishes Homestead exemption (Florida Department of Revenue)

Exemptions and deadlines in Florida

Flood risk in Suwannee County

FEMA does not publish these numbers by city: they are for all of Suwannee County.

Homes in the high-risk zone
7.2%
1,486
Of those, with NFIP insurance
20%
County Florida U.S.
Homes in the high-risk zone 7.2% 13% 3.5%
Of those, with NFIP insurance 20% 67% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Live Oak

Typical rent in Live Oak is $903 a month: 2% above the county. In Live Oak, 35% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Suwannee County, by unit size. To pay the 2-bedroom one ($999 a month) without spending more than 30% of your income, you would need to earn $19.21 an hour working full time.

HUD fair market rent for all of Suwannee County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $871 $16.75 $34,840
1 bedroom $912 $17.54 $36,480
2 bedrooms $999 $19.21 $39,960
3 bedrooms $1,336 $25.69 $53,440
4 bedrooms $1,416 $27.23 $56,640

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Live Oak

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Live Oak is in ZIP code 32064.

For 2 bedrooms it is $1,050: $51 more than the fair market rent for Suwannee County ($999).

  • 32064 $1,050$1,400

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Live Oak when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Live Oak

HUD lists 7 buildings with rents for lower incomes in Live Oak. These are the largest.

  • Silas Oaks 1120 Silas Dr SW, Live Oak 32064 110 low-income homes · 1 bd: 12 · 2 bd: 56 · 3 bd: 42 · In service since 2006 · For families
  • Mcmullen Heights 604 Webb Dr NE, Live Oak 32064 104 low-income homes · Run by Housing Authority of the City of Live Oak · Average payment: $493 a month · Average wait: 8 months (386) 362-2123
  • Carter House 23760 Park Center Dr, Live Oak 32064 100 homes, 99 low-income · For older adults (386) 658-5263
  • Live Oak - Meadows 1600 Helvenston St SE, Live Oak 32064 87 low-income homes · 1 bd: 42 · 2 bd: 37 · 3 bd: 8 · In service since 2011 · For families
  • Village Oaks Apartments 201 Northwest Dr SW, Live Oak 32064 32 low-income homes · For families (386) 364-7936

See all 7 buildings in Suwannee County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Live Oak

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Suwannee County. The nearest ones are below; many serve by phone or online.

Two women and a girl laugh together at the bus stop.

HUD counseling is free or low-cost

Assistance programs in Live Oak

No down payment, repair or rent-help program on our list is for Live Oak or Suwannee County. The ones below are statewide in Florida: they work in Live Oak the same as in the rest of the state.

Which programs do I qualify for? All programs in Florida

Housing counselors near Live Oak

The HUD-approved agencies closest to the center of Live Oak, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • University of Florida/Florida Cooperative Extension

    1604 McCarty Drive, McCarty Hall D, Suit, Gainesville · 58 miles away

    • Budget and financial counseling
    • Budget and credit workshops
    • and 7 more
    (352) 392-1761

  • Neighborhood Housing & Development Corporation

    633 NW 8th Ave, Gainesville · 59 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 3 more
    (352) 380-9119

  • Wealth Watchers, Inc

    5310 Lenox Ave Ste 4, Jacksonville · 75 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    (904) 265-4736

All counseling agencies in Florida

Help in Spanish near Live Oak

None of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Live Oak

HUD’s record names them for Live Oak or Suwannee County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of the City of Live Oak Public housing (386) 362-2123

All housing agencies in Florida Source: HUD

Cities

Nearby cities

The cities closest to Live Oak, with the typical home value.

Everything about Suwannee County Housing in Florida

Neighboring counties

If Suwannee County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Live Oak.

All guides
A father and mother walk their son by the hand down the sidewalk.

Questions

Housing questions about Live Oak

Short answers with the numbers for Live Oak and all of Suwannee County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Live Oak?

The typical home value in Live Oak is $160,300, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Suwannee County it is $171,600.

How much does it cost to rent in Live Oak?

Typical rent in Live Oak is $903 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Suwannee County is $999.

What is the FHA loan limit in Live Oak?

Live Oak uses the FHA limit for all of Suwannee County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Live Oak?

The typical homeowner in Live Oak pays $1,361 a year, according to the U.S. Census Bureau. That is 0.85% of the home’s value; in Suwannee County, the rate is 0.71%.

Where can I find free help to buy or rent in Live Oak?

We found no HUD-approved counseling agencies with an office in Suwannee County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).