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City · 36,998 residents · Columbia County, Georgia

Evans , Georgia

In Evans, a typical home is worth $366,100 and typical rent is $1,617 a month. Compared with all of Columbia County, typical household income is 31% higher, the typical home value is 20% higher, and the share of households that own their home is 10 points higher.

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  • Typical home value

    $366,100

    20% above the county

    21% above Georgia

    • Evans
    • Columbia
    • Georgia

  • Typical rent

    $1,617a month

    15% above the county

    16% above Georgia

    • Evans
    • Columbia
    • Georgia

  • Typical household income

    $125,098a year

    31% above the county

    62% above Georgia

    • Evans
    • Columbia
    • Georgia

  • Households that own their home

    88%

    10 points above the county

    22 points above Georgia

    • Evans
    • Columbia
    • Georgia

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

Market now, with Zillow data

Zillow data
Typical home value
$408,435
1.3% more than 12 months ago
Typical rent
$1,856 a month
3.9% more than 12 months ago

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

Evans is in Columbia 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 Columbia County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Evans apart

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

  1. Nearby, in Thomson, the typical home value is $161,100: 56% less than in Evans ($366,100).

  2. Nearby, in Waynesboro, the typical rent is $746: 54% less than in Evans ($1,617).

  3. Evans has the 6th highest homeownership rate of the 165 cities in Georgia with more than 5,000 people (88%).

  4. The typical household income in Evans is $125,098, 31% more than in Columbia County as a whole ($95,592).

  5. The typical home in Evans is worth $366,100, 20% more than in Columbia County as a whole ($305,300).

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

The homes here

Housing in Evans

What homes there are in Evans, 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 88% of homes here, against 80% in Columbia County.

Year built

By age, homes in Evans look like those in Columbia County: the typical year built is 2000.

In Evans, 89% of homes have 3 bedrooms or more, more than in Columbia County (83%).

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

$2,070 a month

Columbia County: $1,859 a month

Without a mortgage

$647 a month

Columbia County: $571 a month

Owners with a mortgage

66%

Columbia County: 69%

The typical cost for an owner with a mortgage in Evans is $2,070 a month, more than in Columbia County ($1,859); without one, $647.

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 Evans rose 40% since 2015–2019, less than in Columbia County (50%).

The typical rent in Evans stayed about the same over that time: the difference is within the Census margin of error.

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

MeasureEvansColumbia CountyGeorgiaUnited States
Rental vacancy Unreliable estimate8.7%6.8%5.5%
Homeowner vacancy 5.6%2.6%1.1%0.9%
More than one person per room Unreliable estimate1.1%2.4%3.4%
People per household 3.042.932.622.53
Drive alone 82%79%71%69%
Carpool 7%8%9%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimateUnreliable estimate1%3%
Work from home 9%11%16%15%
Other means Unreliable estimate1%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

A household in Evans has 3.04 people on average, about the same as in Columbia County (2.93).

To get to work, 82% of workers in Evans drive alone; in Columbia County, 79%.

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 Evans?

A typical home is tight for the typical income

We start with a typical home in Evans, worth $366,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 29% of the typical household income in Evans, which is $125,098 a year. For that payment to be 28% of income, a household would need to earn about $128,694 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Evans. 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 $12,814 (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

$3,003

at 7.18% · 30 years

Loan amount
$359,469
Total interest
$517,191
Paid off in
November 2056

Includes $6,183 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,919 a month

  • Tight

    $2,919 to $3,753 a month

    Your payment · 29%

  • Hard

    more than $3,753 a month

Compared with the typical household income in Evans ($125,098 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,003
Principal & interest$2,435
Property tax$253
Home insurance$153
FHA mortgage insurance (MIP)$162

You need at least $12,814 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

Evans and Columbia County

Evans is in Columbia 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).

Evans's own numbers

Typical home value
$366,100
Typical monthly rent
$1,617
Typical yearly household income
$125,098
Households that own their home
88%
Effective property tax rate
0.83%

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

Numbers for all of Columbia County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,329
Price change over 5 years (FHFA)
+54%
Homes in a high flood-risk zone
0.3%

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 Columbia County.

Everything about Columbia County

Buying

Buying a home in Evans

A typical home in Evans is worth $366,100: 20% above the county and 21% above Georgia. With the typical household income in Evans ($125,098 a year), a typical home costs 2.9 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.

  • Evans 2.9 years
  • Columbia 3.2 years
  • Georgia 3.9 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Columbia County

According to FHFA’s house price index, home prices in Columbia County rose 90% in the 10 years through 2025.

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

Period County Georgia U.S.
Last year (2025) +4.7% +2.2% +2.9%
5 years (2020–2025) +54% +58% +47%
10 years (2015–2025) +90% +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

Evans next to Columbia 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
  • Evans $366,100
  • Columbia $305,300
  • Georgia $303,300
  • United States $332,700
Typical monthly rent
  • Evans $1,617
  • Columbia $1,409
  • Georgia $1,393
  • United States $1,413
Typical yearly household income
  • Evans $125,098
  • Columbia $95,592
  • Georgia $77,353
  • United States $80,734
See the full table
Evans next to Columbia County and Georgia
Measure Evans Columbia County Georgia U.S.
Typical home value $366,100 $305,300 $303,300 $332,700
Typical monthly rent $1,617 $1,409 $1,393 $1,413
Typical yearly household income $125,098 $95,592 $77,353 $80,734
Households that own their home 88% 78% 66% 65%
Typical yearly property tax $3,050 $2,515 $2,341 $3,119
Effective property tax rate 0.83% 0.82% 0.77% 0.94%
Renters with high rent for their income 48% 50% 52% 51%

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

For a typical $366,100 home in Evans, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Evans's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,003a month

    Least cash to close
    Down payment
    $12,814
    Cash to close
    $23,797
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $162

  • Conventional, 5% down $2,936a month

    Down payment
    $18,305
    Cash to close
    $29,288
    Rate
    7.18%
    Mortgage insurance
    PMI · $174

  • Conventional, 20% down, no PMI $2,390a month

    Down payment
    $73,220
    Cash to close
    $84,203
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,728a month

    Down payment
    $54,915
    Cash to close
    $65,898
    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 Evans and for Columbia County.

Property tax

Effective rate in Evans

0.83%of the home’s value each year

$3,050 a year for the typical owner in Evans.

  • Evans 0.83%
  • Columbia 0.82%
  • Georgia 0.77%

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

Exemptions and deadlines in Georgia

Flood risk in Columbia County

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

Homes in the high-risk zone
0.3%
145
Of those, with NFIP insurance
—
County Georgia U.S.
Homes in the high-risk zone 0.3% 2% 3.5%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Evans

Typical rent in Evans is $1,617 a month: 15% above the county. In Evans, 48% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Columbia County, by unit size. To pay the 2-bedroom one ($1,329 a month) without spending more than 30% of your income, you would need to earn $25.56 an hour working full time.

HUD fair market rent for all of Columbia 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 $997 $19.17 $39,880
1 bedroom $1,202 $23.12 $48,080
2 bedrooms $1,329 $25.56 $53,160
3 bedrooms $1,672 $32.15 $66,880
4 bedrooms $2,035 $39.13 $81,400

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 Evans

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Evans is in ZIP code 30809.

For 2 bedrooms it is $1,990: $661 more than the fair market rent for Columbia County ($1,329).

  • 30809 $1,990$2,500

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

HUD lists one building with rents for lower incomes in Evans.

  • Westwood Club Apartments 650 Thoroughbred Ln, Evans 30809 192 homes · In service since 2003

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

Free help

Help to buy or rent in Evans

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 Columbia 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 Evans

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

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

  • Csra Economic Opportunity Authority, Inc.

    1261 Greene St, Augusta · 11 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (706) 722-0493

  • NSC (naca Counseling Subsidiary) - Augusta, GA

    2652 Tobacco Rd, Hephzibah · 13 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (706) 855-7464

  • Athens Land Trust, Inc

    685 N Pope St, Athens · 77 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    (706) 613-0122

All counseling agencies in Georgia

Help in Spanish near Evans

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 Evans

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

One other authority has an office in Columbia County: see the list Source: HUD

Cities

Other cities in Columbia County

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

Everything about Columbia County Housing in Georgia

Nearby cities

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

Neighboring counties

If Columbia 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 Evans.

All guides
A mother smiles as she carries her young daughter on her shoulders (black and white).

Questions

Housing questions about Evans

Short answers with the numbers for Evans and all of Columbia 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 Evans?

The typical home value in Evans is $366,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Columbia County it is $305,300.

How much does it cost to rent in Evans?

Typical rent in Evans is $1,617 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Columbia County is $1,329.

What is the FHA loan limit in Evans?

Evans uses the FHA limit for all of Columbia 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 Evans?

The typical homeowner in Evans pays $3,050 a year, according to the U.S. Census Bureau. That is 0.83% of the home’s value; in Columbia County, the rate is 0.82%.

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

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