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City · 6,515 residents · Putnam County, Georgia

Eatonton , Georgia

In Eatonton, a typical home is worth $167,400 and typical rent is $954 a month. Compared with all of Putnam County, the typical home value is 33% lower.

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  • Typical home value

    $167,400

    33% below the county

    45% below Georgia

    • Eatonton
    • Putnam
    • Georgia

  • Typical rent

    $954a month

    5% below the county

    32% below Georgia

    • Eatonton
    • Putnam
    • Georgia

  • Households that own their home

    76%

    5 points below the county

    11 points above Georgia

    • Eatonton
    • Putnam
    • Georgia

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

Market now, with Zillow data

Zillow data
Typical home value
$402,725
1.6% more than 12 months ago
Typical rent
$2,300 a month

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

Eatonton is in Putnam 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 Putnam County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Eatonton apart

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

  1. The typical home in Eatonton is worth $167,400, 33% less than in Putnam County as a whole ($249,300).

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

The homes here

Housing in Eatonton

What homes there are in Eatonton, 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 Eatonton, 7 in 10 homes are single-family detached houses; in Putnam County, 6.

Year built

Homes in Eatonton are older: the typical year built is 1975; in Putnam County, 1992.

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

$1,328 a month

Putnam County: $1,522 a month

Without a mortgage

$438 a month

Putnam County: $485 a month

Owners with a mortgage

53%

Putnam County: 53%

Owning costs less in Eatonton: with a mortgage, the typical cost is $1,328 a month; in Putnam County, $1,522. Without one, $438.

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, the typical home value in Eatonton rose 120%; in Putnam County, it rose 55%.

Since 2015–2019, the typical rent in Eatonton rose 84%, more than in Putnam County (27%).

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

MeasureEatontonPutnam CountyGeorgiaUnited States
Rental vacancy Unreliable estimateUnreliable estimate6.8%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.1%0.9%
More than one person per room Unreliable estimateUnreliable estimate2.4%3.4%
People per household 2.542.172.622.53
Drive alone 82%77%71%69%
Carpool Unreliable estimate9%9%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimateUnreliable estimate1%3%
Work from home Unreliable estimate12%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: 2.54 on average, against 2.17 in Putnam County.

To get to work, 82% of workers in Eatonton drive alone; in Putnam County, 77%.

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 Eatonton?

The Census Bureau publishes no typical home value or typical household income for Eatonton, so we don't measure how heavy the payment is. Enter your own numbers in the calculator. The calculator starts with the typical home value in Eatonton: $167,400. The rate is Freddie Mac’s weekly average (7.18%, November 5, 2026); yours may be different. The FHA and conventional loan limits are those of all of Putnam County. Change the price, the down payment or the loan type and see how your payment changes.

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

Your numbers

Local data
$

Starts at the typical home value in Eatonton. 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 $5,859 (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

$1,359

at 7.18% · 30 years

Loan amount
$164,368
Total interest
$236,487
Paid off in
November 2056

Includes $2,827 FHA upfront mortgage insurance premium.

Does it fit the income?

Type your income to see which tier this payment lands in.

Show the result as
per month$1,359
Principal & interest$1,113
Property tax$102
Home insurance$70
FHA mortgage insurance (MIP)$74

You need at least $5,859 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

Eatonton and Putnam County

Eatonton is in Putnam 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).

Eatonton's own numbers

Typical home value
$167,400
Typical monthly rent
$954
Households that own their home
76%
Effective property tax rate
0.73%

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

Numbers for all of Putnam County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,127
Price change over 5 years (FHFA)
+72%
Homes in a high flood-risk zone
9.4%

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 Putnam County.

Everything about Putnam County

Buying

Buying a home in Eatonton

A typical home in Eatonton is worth $167,400: 33% below the county and 45% below Georgia.

How prices have changed in Putnam County

According to FHFA’s house price index, home prices in Putnam County rose 133% in the 10 years through 2025.

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

Period County Georgia U.S.
Last year (2025) +7.4% +2.2% +2.9%
5 years (2020–2025) +72% +58% +47%
10 years (2015–2025) +133% +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

Eatonton next to Putnam 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
  • Eatonton $167,400
  • Putnam $249,300
  • Georgia $303,300
  • United States $332,700
Typical monthly rent
  • Eatonton $954
  • Putnam $1,002
  • Georgia $1,393
  • United States $1,413
See the full table
Eatonton next to Putnam County and Georgia
Measure Eatonton Putnam County Georgia U.S.
Typical home value $167,400 $249,300 $303,300 $332,700
Typical monthly rent $954 $1,002 $1,393 $1,413
Households that own their home 76% 81% 66% 65%
Typical yearly property tax $1,216 $1,698 $2,341 $3,119
Effective property tax rate 0.73% 0.68% 0.77% 0.94%
Renters with high rent for their income 58% 64% 52% 51%

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

For a typical $167,400 home in Eatonton, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Eatonton's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,359a month

    Least cash to close
    Down payment
    $5,859
    Cash to close
    $10,881
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $74

  • Conventional, 5% down $1,328a month

    Down payment
    $8,370
    Cash to close
    $13,392
    Rate
    7.18%
    Mortgage insurance
    PMI · $80

  • Conventional, 20% down, no PMI $1,079a month

    Down payment
    $33,480
    Cash to close
    $38,502
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,234a month

    Down payment
    $25,110
    Cash to close
    $30,132
    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 Eatonton and for Putnam County.

Property tax

Effective rate in Eatonton

0.73%of the home’s value each year

$1,216 a year for the typical owner in Eatonton.

  • Eatonton 0.73%
  • Putnam 0.68%
  • Georgia 0.77%

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

Exemptions and deadlines in Georgia

Flood risk in Putnam County

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

Homes in the high-risk zone
9.4%
1,297
Of those, with NFIP insurance
1.2%
County Georgia U.S.
Homes in the high-risk zone 9.4% 2% 3.5%
Of those, with NFIP insurance 1.2% 43% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Eatonton

Typical rent in Eatonton is $954 a month: 5% below the county. In Eatonton, 58% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Putnam County, by unit size. To pay the 2-bedroom one ($1,127 a month) without spending more than 30% of your income, you would need to earn $21.67 an hour working full time.

HUD fair market rent for all of Putnam 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 $928 $17.85 $37,120
1 bedroom $1,035 $19.90 $41,400
2 bedrooms $1,127 $21.67 $45,080
3 bedrooms $1,522 $29.27 $60,880
4 bedrooms $1,627 $31.29 $65,080

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 Eatonton

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Eatonton is in ZIP code 31024.

For 2 bedrooms it is $1,130: $3 more than the fair market rent for Putnam County ($1,127).

  • 31024 $1,130$1,530

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

HUD lists 4 buildings with rents for lower incomes in Eatonton. These are the largest.

  • Lawson and Montgomery Homes 208 Lawson Dr, Eatonton 31024 114 low-income homes · 1 bd: 28 · 2 bd: 46 · 3 bd: 36 · For families (706) 485-5361
  • Hillside Apts 155 Hillside Dr, Eatonton 31024 50 low-income homes · For older adults (404) 485-5361
  • Lakeview Senior Gardens Scott RD Ne, Eatonton 31024 48 homes, 46 low-income · 1 bd: 12 · 2 bd: 36 · For older adults
  • Sumpter Street Station 100 Sumter Way Ofc 1000, Eatonton 31024 62 homes · In service since 2017

See all 4 buildings in Putnam County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Eatonton

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

A pregnant woman reads paperwork on the sofa while the grandmother plays with the girl on the floor.

HUD counseling is free or low-cost

Assistance programs in Eatonton

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

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

  • Telamon Corporation - Macon Branch

    2150 Northside Xing, Macon · 35 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    (919) 899-9911

  • Homefirst Housing Resource Services, Inc.

    688 Walnut St, Macon · 36 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (478) 219-3957

  • Hancock Community Development Corporation

    300 Henderson Ext, Athens · 43 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 5 more
    (877) 284-4326

All counseling agencies in Georgia

Help in Spanish near Eatonton

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 Eatonton

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

  • Housing Authority of the City of Eatonton Public housing (706) 485-5361

All housing agencies in Georgia Source: HUD

Cities

Nearby cities

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

Everything about Putnam County Housing in Georgia

Neighboring counties

If Putnam 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 Eatonton.

All guides
A smiling girl holds up a small mushroom she found on a forest outing.

Questions

Housing questions about Eatonton

Short answers with the numbers for Eatonton and all of Putnam 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 Eatonton?

The typical home value in Eatonton is $167,400, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Putnam County it is $249,300.

How much does it cost to rent in Eatonton?

Typical rent in Eatonton is $954 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Putnam County is $1,127.

What is the FHA loan limit in Eatonton?

Eatonton uses the FHA limit for all of Putnam 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 Eatonton?

The typical homeowner in Eatonton pays $1,216 a year, according to the U.S. Census Bureau. That is 0.73% of the home’s value; in Putnam County, the rate is 0.68%.

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

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