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City · 9,201 residents · Lowndes County, Georgia

Bemiss , Georgia

In Bemiss, a typical home is worth $217,400 and typical rent is $1,417 a month. Compared with all of Lowndes County, typical household income is 59% higher, typical rent is 35% higher, and the share of households that own their home is 19 points higher.

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  • Typical home value

    $217,400

    About the same as the county

    28% below Georgia

    • Bemiss
    • Lowndes
    • Georgia

  • Typical rent

    $1,417a month

    35% above the county

    About the same as Georgia

    • Bemiss
    • Lowndes
    • Georgia

  • Typical household income

    $92,842a year

    59% above the county

    20% above Georgia

    • Bemiss
    • Lowndes
    • Georgia

  • Households that own their home

    76%

    19 points above the county

    11 points above Georgia

    • Bemiss
    • Lowndes
    • Georgia

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

Bemiss is in Lowndes 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 Lowndes County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Bemiss apart

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

  1. Bemiss has the 2nd smallest share of rent-burdened renters of the 157 cities in Georgia with more than 5,000 people (28%).

  2. The typical household income in Bemiss is $92,842, 59% more than in Lowndes County as a whole ($58,541).

  3. Nearby, in Douglas, the typical rent is $680: 52% less than in Bemiss ($1,417).

  4. 76% of households in Bemiss own their home, against 57% in Lowndes County.

  5. Nearby, in Douglas, the typical home value is $133,300: 39% less than in Bemiss ($217,400).

  6. The typical rent in Bemiss is $1,417 a month, 35% more than in Lowndes County as a whole ($1,052).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Bemiss

What homes there are in Bemiss, 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

Detached houses, standing on their own, make up 92% of homes here, against 68% in Lowndes County.

Year built

Homes in Bemiss are newer: the typical year built is 2000; in Lowndes County, 1993.

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

$1,336 a month

Lowndes County: $1,439 a month

Without a mortgage

$460 a month

Lowndes County: $469 a month

Owners with a mortgage

77%

Lowndes County: 62%

In Bemiss, 77% of owners have a mortgage, and their typical cost is $1,336 a month, against $1,439 in Lowndes County. Without one it drops to $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 Census does not compare Bemiss with 2015–2019 because its boundaries changed. In Lowndes County, over that time, the typical home value rose 53%.

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

MeasureBemissLowndes CountyGeorgiaUnited States
Rental vacancy Unreliable estimate5.7%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 2.862.502.622.53
Drive alone 84%81%71%69%
Carpool Unreliable estimate9%9%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimate2%1%3%
Work from home 9%7%16%15%
Other means Unreliable estimate1%2%2%
Typical commute 10 to 19 minutes10 to 19 minutes20 to 29 minutes20 to 29 minutes

More people live in each home here: 2.86 on average, against 2.50 in Lowndes County.

In Bemiss, 84% of workers drive alone to work; in Lowndes County, 81%.

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 Bemiss?

A typical home is within reach of the typical income

We start with a typical home in Bemiss, worth $217,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 23% of the typical household income in Bemiss, which is $92,842 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Bemiss. 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 $7,609 (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

$1,787

at 7.18% · 30 years

Loan amount
$213,462
Total interest
$307,122
Paid off in
November 2056

Includes $3,671 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,166 a month

    Your payment · 23%

  • Tight

    $2,166 to $2,785 a month

  • Hard

    more than $2,785 a month

Compared with the typical household income in Bemiss ($92,842 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,787
Principal & interest$1,446
Property tax$154
Home insurance$91
FHA mortgage insurance (MIP)$96

You need at least $7,609 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

Bemiss and Lowndes County

Bemiss is in Lowndes 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).

Bemiss's own numbers

Typical home value
$217,400
Typical monthly rent
$1,417
Typical yearly household income
$92,842
Households that own their home
76%
Effective property tax rate
0.85%

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

Numbers for all of Lowndes County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,179
Price change over 5 years (FHFA)
+49%
Homes in a high flood-risk zone
1.2%

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 Lowndes County.

Everything about Lowndes County

Buying

Buying a home in Bemiss

A typical home in Bemiss is worth $217,400: about the same as the county and 28% below Georgia. With the typical household income in Bemiss ($92,842 a year), a typical home costs 2.3 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.

  • Bemiss 2.3 years
  • Lowndes 3.7 years
  • Georgia 3.9 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Lowndes County

According to FHFA’s house price index, home prices in Lowndes County rose 65% in the 10 years through 2025.

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

Period County Georgia U.S.
Last year (2025) +3.0% +2.2% +2.9%
5 years (2020–2025) +49% +58% +47%
10 years (2015–2025) +65% +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

Bemiss next to Lowndes 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
  • Bemiss $217,400
  • Lowndes $215,600
  • Georgia $303,300
  • United States $332,700
Typical monthly rent
  • Bemiss $1,417
  • Lowndes $1,052
  • Georgia $1,393
  • United States $1,413
Typical yearly household income
  • Bemiss $92,842
  • Lowndes $58,541
  • Georgia $77,353
  • United States $80,734
See the full table
Bemiss next to Lowndes County and Georgia
Measure Bemiss Lowndes County Georgia U.S.
Typical home value $217,400 $215,600 $303,300 $332,700
Typical monthly rent $1,417 $1,052 $1,393 $1,413
Typical yearly household income $92,842 $58,541 $77,353 $80,734
Households that own their home 76% 57% 66% 65%
Typical yearly property tax $1,841 $1,750 $2,341 $3,119
Effective property tax rate 0.85% 0.81% 0.77% 0.94%
Renters with high rent for their income 28% 54% 52% 51%

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

For a typical $217,400 home in Bemiss, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Bemiss's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,787a month

    Least cash to close
    Down payment
    $7,609
    Cash to close
    $14,131
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $96

  • Conventional, 5% down $1,747a month

    Down payment
    $10,870
    Cash to close
    $17,392
    Rate
    7.18%
    Mortgage insurance
    PMI · $103

  • Conventional, 20% down, no PMI $1,423a month

    Down payment
    $43,480
    Cash to close
    $50,002
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,624a month

    Down payment
    $32,610
    Cash to close
    $39,132
    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 Bemiss and for Lowndes County.

Property tax

Effective rate in Bemiss

0.85%of the home’s value each year

$1,841 a year for the typical owner in Bemiss.

  • Bemiss 0.85%
  • Lowndes 0.81%
  • Georgia 0.77%

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

Exemptions and deadlines in Georgia

Flood risk in Lowndes County

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

Homes in the high-risk zone
1.2%
499
Of those, with NFIP insurance
22%
County Georgia U.S.
Homes in the high-risk zone 1.2% 2% 3.5%
Of those, with NFIP insurance 22% 43% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Bemiss

Typical rent in Bemiss is $1,417 a month: 35% above the county. In Bemiss, 28% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Lowndes County, by unit size. To pay the 2-bedroom one ($1,179 a month) without spending more than 30% of your income, you would need to earn $22.67 an hour working full time.

HUD fair market rent for all of Lowndes 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 $898 $17.27 $35,920
1 bedroom $904 $17.38 $36,160
2 bedrooms $1,179 $22.67 $47,160
3 bedrooms $1,575 $30.29 $63,000
4 bedrooms $1,923 $36.98 $76,920

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 Bemiss

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Bemiss is in ZIP code 31605.

For 2 bedrooms it is $1,470: $291 more than the fair market rent for Lowndes County ($1,179).

  • 31605 $1,470$1,960

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Bemiss 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?

Free help

Help to buy or rent in Bemiss

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

A grandmother smiles, seated at home.

HUD counseling is free or low-cost

Assistance programs in Bemiss

No down payment, repair or rent-help program on our list is for Bemiss or Lowndes County. The ones below are statewide in Georgia: they work in Bemiss 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 Bemiss

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

  • Family Visions Outreach, Inc.

    601 West Price St., Sylvester · 56 miles away

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

  • City of Albany, Georgia

    230 S Jackson St Ste 315, Albany · 71 miles away

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

  • Nid-Hca Albany (FLETCHER)

    230 S Jackson St Ste 154, Albany · 71 miles away · Spanish

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

All counseling agencies in Georgia

Help in Spanish near Bemiss

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 Bemiss

In HUD’s record, no housing authority with an office in Lowndes County is named for Bemiss or Lowndes County.

2 other authorities have an office in Lowndes County: see the list Source: HUD

Cities

Other cities in Lowndes County

These cities are also in Lowndes County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Lowndes County Housing in Georgia

Nearby cities

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

Neighboring counties

If Lowndes 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 Bemiss.

All guides
A mother holding her baby watches her daughter blow bubbles outdoors.

Questions

Housing questions about Bemiss

Short answers with the numbers for Bemiss and all of Lowndes 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 Bemiss?

The typical home value in Bemiss is $217,400, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Lowndes County it is $215,600.

How much does it cost to rent in Bemiss?

Typical rent in Bemiss is $1,417 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Lowndes County is $1,179.

What is the FHA loan limit in Bemiss?

Bemiss uses the FHA limit for all of Lowndes 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 Bemiss?

The typical homeowner in Bemiss pays $1,841 a year, according to the U.S. Census Bureau. That is 0.85% of the home’s value; in Lowndes County, the rate is 0.81%.

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

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