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City · 15,813 residents · Sumter County, Georgia

Americus , Georgia

In Americus, a typical home is worth $107,500 and typical rent is $834 a month. Compared with all of Sumter County, the typical home value is 11% lower, typical household income is 8% lower, and the share of households that own their home is 20 points lower.

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  • Typical home value

    $107,500

    11% below the county

    65% below Georgia

    • Americus
    • Sumter
    • Georgia

  • Typical rent

    $834a month

    3% below the county

    40% below Georgia

    • Americus
    • Sumter
    • Georgia

  • Typical household income

    $39,176a year

    8% below the county

    49% below Georgia

    • Americus
    • Sumter
    • Georgia

  • Households that own their home

    36%

    20 points below the county

    29 points below Georgia

    • Americus
    • Sumter
    • Georgia

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

Market now, with Zillow data

Zillow data
Typical home value
$132,702
6.8% more than 12 months ago

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

Americus is in Sumter 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 Sumter County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Americus apart

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

  1. Americus has the 4th lowest typical home value of the 164 cities in Georgia with more than 5,000 people ($107,500).

  2. 36% of households in Americus own their home, against 57% in Sumter County.

  3. Americus has the 7th lowest typical household income of the 162 cities in Georgia with more than 5,000 people ($39,176).

  4. According to Zillow, in the 12 months to September 2026 the typical home value in Americus rose 6.8%; in Georgia, it fell 0.6%.

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

The homes here

Housing in Americus

What homes there are in Americus, 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

The detached house is still the most common home in Americus, but it weighs less than in Sumter County: 58% against 61%.

Year built

Homes in Americus are older: the typical year built is 1976; in Sumter County, 1981.

There are fewer big homes in Americus than in Sumter County: 59% have 3 bedrooms or more, against 68%.

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

By rent, most homes in Americus cost less than HUD's 2-bedroom fair market rent ($1,139): about 83%.

With a mortgage

$1,013 a month

Sumter County: $1,211 a month

Without a mortgage

$523 a month

Sumter County: $470 a month

Owners with a mortgage

56%

Sumter County: 54%

In Americus, 56% of owners have a mortgage, and their typical cost is $1,013 a month, against $1,211 in Sumter County. Without one it drops to $523.

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

From 2015–2019 to 2020–2024, home values in Americus rose at about the same pace as in Sumter County: 25% against 26%.

Rents in Americus rose more slowly than in Sumter County: 12% since 2015–2019, against 16%.

While home values in Americus changed +25% and rent +12%, the typical household income rose 18%.

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

MeasureAmericusSumter CountyGeorgiaUnited States
Rental vacancy Unreliable estimate7.2%6.8%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.1%0.9%
More than one person per room Unreliable estimate2.6%2.4%3.4%
People per household 2.412.492.622.53
Drive alone 70%75%71%69%
Carpool 11%10%9%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimateUnreliable estimate1%3%
Work from home 10%8%16%15%
Other means Unreliable estimateUnreliable estimate2%2%
Typical commute 10 to 19 minutes10 to 19 minutes20 to 29 minutes20 to 29 minutes

A household in Americus has 2.41 people on average, about the same as in Sumter County (2.49).

To get to work, 70% of workers in Americus drive alone; in Sumter County, 75%.

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 Americus?

A typical home is tight for the typical income

We start with a typical home in Americus, worth $107,500, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 28% of the typical household income in Americus, which is $39,176 a year. For that payment to be 28% of income, a household would need to earn about $39,517 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Americus. 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 $3,763 (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

$922

at 7.18% · 30 years

Loan amount
$105,552
Total interest
$151,865
Paid off in
November 2056

Includes $1,815 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $914 a month

  • Tight

    $914 to $1,175 a month

    Your payment · 28%

  • Hard

    more than $1,175 a month

Compared with the typical household income in Americus ($39,176 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$922
Principal & interest$715
Property tax$115
Home insurance$45
FHA mortgage insurance (MIP)$48

You need at least $3,763 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

Americus and Sumter County

Americus is in Sumter County, Georgia. 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).

Americus's own numbers

Typical home value
$107,500
Typical monthly rent
$834
Typical yearly household income
$39,176
Households that own their home
36%
Effective property tax rate
1.28%

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

Numbers for all of Sumter County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,139
Price change over 5 years (FHFA)
+58%
Homes in a high flood-risk zone
3.1%

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 Sumter County.

Everything about Sumter County

Buying

Buying a home in Americus

A typical home in Americus is worth $107,500: 11% below the county and 65% below Georgia. With the typical household income in Americus ($39,176 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.

  • Americus 2.7 years
  • Sumter 2.8 years
  • Georgia 3.9 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Sumter County

According to FHFA’s house price index, home prices in Sumter County rose 79% in the 10 years through 2025.

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

Period County Georgia U.S.
Last year (2025) +15.6% +2.2% +2.9%
5 years (2020–2025) +58% +58% +47%
10 years (2015–2025) +79% +110% +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

Americus next to Sumter County, Georgia and the U.S.

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

Typical home value
  • Americus $107,500
  • Sumter $120,200
  • Georgia $303,300
  • United States $332,700
Typical monthly rent
  • Americus $834
  • Sumter $857
  • Georgia $1,393
  • United States $1,413
Typical yearly household income
  • Americus $39,176
  • Sumter $42,653
  • Georgia $77,353
  • United States $80,734
See the full table
Americus next to Sumter County and Georgia
Measure Americus Sumter County Georgia U.S.
Typical home value $107,500 $120,200 $303,300 $332,700
Typical monthly rent $834 $857 $1,393 $1,413
Typical yearly household income $39,176 $42,653 $77,353 $80,734
Households that own their home 36% 57% 66% 65%
Typical yearly property tax $1,380 $1,502 $2,341 $3,119
Effective property tax rate 1.28% 1.25% 0.77% 0.94%
Renters with high rent for their income 51% 50% 52% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Sumter 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 Americus

For a typical $107,500 home in Americus, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Americus's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $922a month

    Least cash to close
    Down payment
    $3,763
    Cash to close
    $6,988
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $48

  • Conventional, 5% down $902a month

    Down payment
    $5,375
    Cash to close
    $8,600
    Rate
    7.18%
    Mortgage insurance
    PMI · $51

  • Conventional, 20% down, no PMI $742a month

    Down payment
    $21,500
    Cash to close
    $24,725
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $841a month

    Down payment
    $16,125
    Cash to close
    $19,350
    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 Americus and for Sumter County.

Property tax

Effective rate in Americus

1.28%of the home’s value each year

$1,380 a year for the typical owner in Americus.

  • Americus 1.28%
  • Sumter 1.25%
  • Georgia 0.77%

What Georgia publishes Standard state homestead exemption (Georgia Department of Revenue)

Exemptions and deadlines in Georgia

Flood risk in Sumter County

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

Homes in the high-risk zone
3.1%
391
Of those, with NFIP insurance
17%
County Georgia U.S.
Homes in the high-risk zone 3.1% 2% 3.5%
Of those, with NFIP insurance 17% 43% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Americus

Typical rent in Americus is $834 a month: 3% below the county. In Americus, 51% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Sumter County, by unit size. To pay the 2-bedroom one ($1,139 a month) without spending more than 30% of your income, you would need to earn $21.90 an hour working full time.

HUD fair market rent for all of Sumter 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 $865 $16.63 $34,600
1 bedroom $871 $16.75 $34,840
2 bedrooms $1,139 $21.90 $45,560
3 bedrooms $1,357 $26.10 $54,280
4 bedrooms $1,497 $28.79 $59,880

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 Americus

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Americus has 2 ZIP codes with their own.

For 2 bedrooms it runs from $1,000 in 31719 to $1,170 in 31709.

1 of the 2 is above the fair market rent for Sumter County ($1,139).

  • 31709 $1,170$1,390
  • 31719 $1,000$1,210

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Americus 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 Americus

HUD lists 22 buildings with rents for lower incomes in Americus. These are the largest.

  • Eastside Americus 825 Mayo St, Americus 31709 243 low-income homes · For families (229) 924-9235
  • Northside Americus 825 Mayo St, Americus 31709 179 low-income homes · For families (229) 924-9235
  • Eastview Apartments 103 Eastview Cir, Americus 31709 80 low-income homes · For families (229) 924-1793
  • Magnolia Village 104 Magnolia Ct, Americus 31719 80 low-income homes · In service since 2007
  • Magnolia Village Apts (AMERICUS) 104 Magnolia Ct, Americus 31719 80 low-income homes · In service since 2008

See all 22 buildings in Sumter County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Americus

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 Sumter County. The nearest ones are below; many serve by phone or online.

A grandmother pushes her grandson on a playground swing.

HUD counseling is free or low-cost

Assistance programs in Americus

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

Which programs do I qualify for? All programs in Georgia

  • Georgia Dream Homeownership Program

    Statewide in Georgia

    Georgia state program for first-time buyers: a mortgage with down payment assistance of up to 5% of the price or $10,000, as a 0% second mortgage with no monthly payments. Offered by Georgia Department of Community Affairs.

    Deferred

    See the program Official page

  • Georgia Dream Peach Plus Loan Program

    Statewide in Georgia

    FHA or VA mortgage from the Georgia Dream program with down payment assistance of 3.5% of the price (up to $10,000), or 4% (up to $12,500) for police officers, educators, health care workers, military members or families with a person with a disability; no first-time buyer requirement. Offered by Georgia Department of Community Affairs.

    Type not stated

    See the program Official page

Housing counselors near Americus

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

  • Nid-Hca Albany (FLETCHER)

    230 S Jackson St Ste 154, Albany · 35 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (229) 317-4745

  • City of Albany, Georgia

    230 S Jackson St Ste 315, Albany · 35 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (229) 483-7650

  • Family Visions Outreach, Inc.

    601 West Price St., Sylvester · 43 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (229) 777-7704

All counseling agencies in Georgia

Help in Spanish near Americus

1 of the 3 agencies on this list says it serves 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 Americus

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

  • Housing Authority of the City of Americus Public housing and Section 8 vouchers (229) 924-3386

All housing agencies in Georgia Source: HUD

Cities

Nearby cities

The cities closest to Americus, with the typical home value.

Everything about Sumter County Housing in Georgia

Neighboring counties

If Sumter 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 Americus.

All guides
A couple spread mulch under the avocado trees of their family orchard, he on the tractor and she with a shovel.

Questions

Housing questions about Americus

Short answers with the numbers for Americus and all of Sumter 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 Americus?

The typical home value in Americus is $107,500, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Sumter County it is $120,200.

How much does it cost to rent in Americus?

Typical rent in Americus is $834 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Sumter County is $1,139.

What is the FHA loan limit in Americus?

Americus uses the FHA limit for all of Sumter 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 Americus?

The typical homeowner in Americus pays $1,380 a year, according to the U.S. Census Bureau. That is 1.28% of the home’s value; in Sumter County, the rate is 1.25%.

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

We found no HUD-approved counseling agencies with an office in Sumter 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).