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County in Georgia

Echols County, Georgia

Echols County, in Georgia, has 3,709 residents: No. 153 of 159 by population. Echols County has an FHA limit of $541,287 for one-unit homes. The typical home value here is $124,100. HUD's Fair Market Rent for a 2-bedroom apartment is $1,179 a month; to pay it without spending more than 30% of your income, you need to earn about $22.67 an hour.

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  • Typical home price

    $124,100

    −59% vs. Georgia −63% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Echols
    • Georgia
    • United States

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

  • Fair market rent, 2 bedrooms

    $1,179 a month

    −23% vs. Georgia −33% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Echols
    • Georgia
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $541,287

    FHA national floor limit

    The most you can borrow with an FHA loan for a one-unit home here.

    • Echols
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.91% of value per year

    +18% vs. Georgia −3% vs. U.S.

    $1,127 a year for the typical owner

    • Echols
    • Georgia
    • United States

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

Market now, with Zillow data

Zillow data
Typical home value
$168,349
4% more than 12 months ago

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

Data from October 2026

In short

What is housing like in Echols County today?

The monthly payment on a typical home with FHA would be about $1,026, that is, 21% of the typical household income in Echols County. Homes here are worth 59% less than the average across Georgia. Here 76% of households live in a home they own; across Georgia it is 66%. The typical property tax is $1,127 a year (about 0.91% of home value), lower than in Georgia.

Renting is less of a stretch than in Georgia: 40% of renters put 30% or more of their income toward housing, against 52% statewide.

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

Only here

What sets Echols County apart

  1. Nearby, in Clinch County, the typical rent is $509: 50% less than in Echols County ($1,017).

  2. 30% of households in Echols County have no internet at home, against 7% in Georgia.

  3. Among the neighboring counties, Atkinson County has the lowest typical home value ($79,000), 36% below the $124,100 in Echols County.

  4. According to Zillow, in the 12 months to September 2026 the typical home value in Echols County rose 4%; 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 Echols County

What homes there are in Echols County, 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

No kind of home is the majority in Echols County; the largest group, detached houses, adds up to 49%, less than in Georgia (66%).

There are more mobile homes here than in Georgia: 43% of homes, against 8%.

Year built

In Echols County, half of the homes were built before 1992; in Georgia, before 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

$1,177 a month

Georgia: $1,783 a month

Without a mortgage

$436 a month

Georgia: $541 a month

Owners with a mortgage

38%

Georgia: 63%

Owning costs less in Echols County: with a mortgage, the typical cost is $1,177 a month; in Georgia, $1,783. Without one, $436.

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 Echols County rose 110% since 2015–2019, more than in Georgia (72%).

Rents in Echols County rose faster than in Georgia: 52% since 2015–2019, against 39%.

To compare: typical income in Echols County rose 51%; the home, +110%; the rent, +52%.

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

MeasureEchols CountyGeorgiaUnited States
Rental vacancy Unreliable estimate6.8%5.5%
Homeowner vacancy Unreliable estimate1.1%0.9%
More than one person per room Unreliable estimate2.4%3.4%
People per household 3.232.622.53
Drive alone 80%71%69%
Carpool 12%9%9%
Public transit Unreliable estimate1%3%
Walk or bike Unreliable estimate1%3%
Work from home Unreliable estimate16%15%
Other means Unreliable estimate2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes

Households in Echols County are bigger: 3.23 people on average; in Georgia, 2.62.

More people carpool to work in Echols County than in Georgia: 12% against 9%.

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 in Echols County?

A typical home is within reach of the typical income

We start with a typical home of $124,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 21% of the typical household income here, which is $59,489 a year.

Your numbers

Local data
$

Starts at the typical home value in Echols County. 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 $4,344 (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

$1,026

at 7.18% · 30 years

Loan amount
$121,852
Total interest
$175,316
Paid off in
November 2056

Includes $2,096 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,388 a month

    Your payment · 21%

  • Tight

    $1,388 to $1,785 a month

  • Hard

    more than $1,785 a month

Compared with the typical household income in Echols County ($59,489 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,026
Principal & interest$825
Property tax$94
Home insurance$52
FHA mortgage insurance (MIP)$55

You need at least $4,344 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.

Buying a home

Buying a home in Echols County

Here you'll see how prices have changed, how Echols County compares with Georgia and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

FHFA does not publish an annual price index in Echols County. This usually happens when there are too few sales to measure. According to the FHFA House Price Index, home prices in Georgia rose 110% in the 10 years through 2025.

Echols County compared with Georgia and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Echols $124,100
  • Georgia $303,300
  • United States $332,700
Typical rent a month
  • Echols $1,017
  • Georgia $1,393
  • United States $1,413
Typical household income a year
  • Echols $59,489
  • Georgia $77,353
  • United States $80,734
See the full table
Echols compared with Georgia and the United States
MeasureHereGeorgiaU.S.
Residents3,70910,940,407334,922,499
Typical home value$124,100$303,300$332,700
Typical household income$59,489$77,353$80,734
Typical rent$1,017$1,393$1,413
Fair Market Rent (2 bedrooms)$1,179$1,528$1,750
Hourly wage to rent a 2-bedroom$22.67$29.38$33.65
Typical property tax$1,127$2,341$3,119
Effective tax rate0.91%0.77%0.94%
Households that own their home76%66%65%
Renters spending 30% or more on rent40%52%51%
FHA limit (1 unit)*$541,287$541,287$541,287

FHA limit: Georgia shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Echols County

For a typical $124,100 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $1,026 $4,344 $121,852 7.18% FHA MIP · $55 $8,067 580
Conventional, 5% down $1,003 $6,205 $117,895 7.18% PMI · $59 $9,928 620*
Conventional, 20% down, no PMI $818 $24,820 $99,280 7.18% None $28,543 620*
ITIN, 15% down (example) $933 $18,615 $105,485 8.18% None $22,338 Set by the lender
  • 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? Closing costs

Loan limits

FHA loans in Echols County use the national floor limit: it isn't a high-cost area. If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $541,287 $832,750
2 units $693,050 $1,066,250
3 units $837,700 $1,288,800
4 units $1,041,125 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Echols County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Echols County, the typical owner pays $1,127 a year: about 0.91% of the home's value. That is more than the rest of Georgia and close to the national average.

  • Echols 0.91%
  • Georgia 0.77%
  • United States 0.94%

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

Exemptions and deadlines in Georgia

Is there a flood risk?

FEMA’s maps count no homes in high-risk flood zones in Echols County. That does not mean there is no risk: some areas have no map. Check your address.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Echols County

The natural hazards FEMA measures in Echols County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

FEMA rates the natural hazard risk in Echols County as very low.

To rate it, FEMA weighs the expected loss with social vulnerability and community resilience.

In all, FEMA estimates natural hazards cause about $1.1 million in losses a year in Echols County, across buildings, people and crops.

For homes and buildings, the costliest hazard here is inland flooding, at about $344,261 in losses a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingVery low $344,261 a year
  2. HurricaneRelatively low $158,722 a year
  3. TornadoVery low $18,317 a year
  4. WildfireVery low $15,204 a year
  5. EarthquakeVery low $11,087 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

The home energy code (IECC) puts Echols County in zone 2A: hot and humid.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Keep indoor humidity below 60 % (ideally between 30 % and 50 %). A humidity meter is inexpensive and sold at hardware stores. EPA
    • Keep the air conditioner's drip pan clean and its drain line flowing: a plugged drain can cause water damage in the house. ENERGY STAR (EPA)

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Check that the ground slopes away from the house, so water does not collect around the foundation. EPA

  • Winter

    • Look for drafts at windows and doors: close the window on a piece of paper; if it moves back and forth easily, it needs thicker weather stripping. ENERGY STAR (EPA)
    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$24.31$14.98 and $34.91
Plumbers, pipefitters and steamfitters$22.15$17.99 and $29.83
Heating, air conditioning and refrigeration mechanics$22.61$16.59 and $31.79
Carpenters$18.19$13.76 and $28.49
Maintenance and repair workers, general$21.04$13.45 and $30.29

According to BLS, an electrician earns about $24.31 an hour in the Valdosta, GA area; a plumber, about $22.15.

These are workers' hourly wages, not the price of a job.

BLS publishes no wages for roofers and painters in this area.

Need help paying for a repair?

Renting

Renting in Echols County

The typical rent in Echols County is $1,017 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

40% of renter households in Echols County spend 30% or more of their income on housing.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
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

Free help in Echols County

Programs and counseling in Echols County

We didn't find counseling agencies near this county.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

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

HUD counseling is free or low-cost

Georgia down payment programs

  1. Georgia Dream Homeownership Program

    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

    First-time buyers only. Run by Georgia Department of Community Affairs.

    Deferred Verified November 5, 2026

  2. Georgia Dream Peach Plus Loan Program

    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

    No first-time requirement. Run by Georgia Department of Community Affairs.

    Type not stated Verified November 5, 2026

Which programs do I qualify for? See all Georgia programs

Help in Spanish in Echols County

None of the 0 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.

Public housing agencies

HUD lists no public housing authority based in Echols County. The authority of a nearby county or the state may serve this area.

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

We didn't find counseling agencies near this county.

Places

Cities in Echols County

This site has no city pages of Echols County. The neighboring counties are below.

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Echols County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Echols County in 2026?

Echols County has an FHA limit of $541,287 for a one-unit home. For 2 units it's $693,050, for 3 it's $837,700 and for 4 it's $1,041,125. It's the national floor limit.

What is the conforming loan limit in Echols County?

Echols County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Echols County?

The typical home value in Echols County is $124,100 (Average 2020–2024, U.S. Census). Across Georgia it's $303,300.

How much does it cost to rent in Echols County?

Echols County has a typical rent of $1,017 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,179 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Echols County?

About $22.67 an hour working full time (2,080 hours a year), or $47,160 a year, so the fair market rent of $1,179 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).