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City · 8,858 residents · Peach County, Georgia

Fort Valley , Georgia

In Fort Valley, a typical home is worth $127,100 and typical rent is $886 a month. Compared with all of Peach County, the typical home value is 39% lower, typical household income is 29% lower, and the share of households that own their home is 29 points lower.

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  • Typical home value

    $127,100

    39% below the county

    58% below Georgia

    • Fort Valley
    • Peach
    • Georgia

  • Typical rent

    $886a month

    6% below the county

    36% below Georgia

    • Fort Valley
    • Peach
    • Georgia

  • Typical household income

    $50,283a year

    29% below the county

    35% below Georgia

    • Fort Valley
    • Peach
    • Georgia

  • Households that own their home

    41%

    29 points below the county

    25 points below Georgia

    • Fort Valley
    • Peach
    • Georgia

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

Market now, with Zillow data

Zillow data
Typical home value
$161,595
4.8% more than 12 months ago
Typical rent
$1,100 a month

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

Fort Valley is in Peach 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 Peach County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Fort Valley apart

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

  1. 41% of households in Fort Valley own their home, against 70% in Peach County.

  2. The typical home in Fort Valley is worth $127,100, 39% less than in Peach County as a whole ($207,800).

  3. According to Zillow, in the 12 months to September 2026 the typical home value in Fort Valley rose 4.8%; in Georgia, it fell 0.6%.

  4. The typical household income in Fort Valley is $50,283, 29% less than in Peach County as a whole ($71,293).

  5. 22% of households in Fort Valley have no internet at home (10% in Peach County).

  6. Fort Valley has the 16th smallest share of rent-burdened renters of the 157 cities in Georgia with more than 5,000 people (43%).

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

The homes here

Housing in Fort Valley

What homes there are in Fort Valley, 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 are the majority in Fort Valley (51%), but less so than in Peach County (69%).

Year built

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

$1,359 a month

Peach County: $1,613 a month

Without a mortgage

$445 a month

Peach County: $486 a month

Owners with a mortgage

36%

Peach County: 58%

The typical cost for an owner with a mortgage in Fort Valley is $1,359 a month, less than in Peach County ($1,613); without one, $445.

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 Fort Valley rose 58% since 2015–2019, more than in Peach County (54%).

Since 2015–2019, the typical rent in Fort Valley rose 42%, more than in Peach County (35%).

The typical household income in Fort Valley rose 122%: more than home values (+58%) and rent (+42%).

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

MeasureFort ValleyPeach CountyGeorgiaUnited States
Rental vacancy 11.3%7.7%6.8%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.1%0.9%
More than one person per room Unreliable estimate3.0%2.4%3.4%
People per household 2.342.562.622.53
Drive alone 77%75%71%69%
Carpool 15%9%9%9%
Public transit Unreliable estimate1%1%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

In Fort Valley, the rental vacancy rate is 11.3%; in Peach County, 7.7%.

On average, a household in Fort Valley has 2.34 people, fewer than in Peach County (2.56).

Carpooling is common in Fort Valley: 15% of workers get to work that way, against 9% in Peach County.

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 Fort Valley?

A typical home is within reach of the typical income

We start with a typical home in Fort Valley, worth $127,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 26% of the typical household income in Fort Valley, which is $50,283 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Fort Valley. 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 $4,449 (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

$1,070

at 7.18% · 30 years

Loan amount
$124,797
Total interest
$179,554
Paid off in
November 2056

Includes $2,146 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,173 a month

    Your payment · 26%

  • Tight

    $1,173 to $1,508 a month

  • Hard

    more than $1,508 a month

Compared with the typical household income in Fort Valley ($50,283 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,070
Principal & interest$845
Property tax$115
Home insurance$53
FHA mortgage insurance (MIP)$56

You need at least $4,449 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

Fort Valley and Peach County

Fort Valley is in Peach 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).

Fort Valley's own numbers

Typical home value
$127,100
Typical monthly rent
$886
Typical yearly household income
$50,283
Households that own their home
41%
Effective property tax rate
1.09%

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

Numbers for all of Peach County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,118
Price change over 5 years (FHFA)
+55%
Homes in a high flood-risk zone
0.5%

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 Peach County.

Everything about Peach County

Buying

Buying a home in Fort Valley

A typical home in Fort Valley is worth $127,100: 39% below the county and 58% below Georgia. With the typical household income in Fort Valley ($50,283 a year), a typical home costs 2.5 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.

  • Fort Valley 2.5 years
  • Peach 2.9 years
  • Georgia 3.9 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Peach County

According to FHFA’s house price index, home prices in Peach County rose 76% in the 10 years through 2025.

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

Period County Georgia U.S.
Last year (2025) −1.1% +2.2% +2.9%
5 years (2020–2025) +55% +58% +47%
10 years (2015–2025) +76% +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

Fort Valley next to Peach 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
  • Fort Valley $127,100
  • Peach $207,800
  • Georgia $303,300
  • United States $332,700
Typical monthly rent
  • Fort Valley $886
  • Peach $940
  • Georgia $1,393
  • United States $1,413
Typical yearly household income
  • Fort Valley $50,283
  • Peach $71,293
  • Georgia $77,353
  • United States $80,734
See the full table
Fort Valley next to Peach County and Georgia
Measure Fort Valley Peach County Georgia U.S.
Typical home value $127,100 $207,800 $303,300 $332,700
Typical monthly rent $886 $940 $1,393 $1,413
Typical yearly household income $50,283 $71,293 $77,353 $80,734
Households that own their home 41% 70% 66% 65%
Typical yearly property tax $1,380 $2,117 $2,341 $3,119
Effective property tax rate 1.09% 1.02% 0.77% 0.94%
Renters with high rent for their income 43% 45% 52% 51%

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

For a typical $127,100 home in Fort Valley, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Fort Valley's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,070a month

    Least cash to close
    Down payment
    $4,449
    Cash to close
    $8,262
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $56

  • Conventional, 5% down $1,047a month

    Down payment
    $6,355
    Cash to close
    $10,168
    Rate
    7.18%
    Mortgage insurance
    PMI · $60

  • Conventional, 20% down, no PMI $857a month

    Down payment
    $25,420
    Cash to close
    $29,233
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $975a month

    Down payment
    $19,065
    Cash to close
    $22,878
    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 Fort Valley and for Peach County.

Property tax

Effective rate in Fort Valley

1.09%of the home’s value each year

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

  • Fort Valley 1.09%
  • Peach 1.02%
  • Georgia 0.77%

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

Exemptions and deadlines in Georgia

Flood risk in Peach County

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

Homes in the high-risk zone
0.5%
55
Of those, with NFIP insurance
11%
County Georgia U.S.
Homes in the high-risk zone 0.5% 2% 3.5%
Of those, with NFIP insurance 11% 43% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Fort Valley

Typical rent in Fort Valley is $886 a month: 6% below the county. In Fort Valley, 43% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Peach County, by unit size. To pay the 2-bedroom one ($1,118 a month) without spending more than 30% of your income, you would need to earn $21.50 an hour working full time.

HUD fair market rent for all of Peach 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 $806 $15.50 $32,240
1 bedroom $1,027 $19.75 $41,080
2 bedrooms $1,118 $21.50 $44,720
3 bedrooms $1,437 $27.63 $57,480
4 bedrooms $1,469 $28.25 $58,760

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 Fort Valley

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Fort Valley is in ZIP code 31030.

For 2 bedrooms it is $1,230: $112 more than the fair market rent for Peach County ($1,118).

  • 31030 $1,230$1,640

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

HUD lists 11 buildings with rents for lower incomes in Fort Valley. These are the largest.

  • Indian Oaks Apts 1103 E Church St, Fort Valley 31030 150 low-income homes · For families (478) 825-3156
  • Tabor Heights 312 Warwick Ave, Fort Valley 31030 100 low-income homes · Run by Housing Authority of the City of Fort Valley · Average payment: $309 a month · Average wait: 17 months (478) 825-5056
  • Lakeview Apartments 1105 Edward St, Fort Valley 31030 96 low-income homes · For families (478) 825-0163
  • The Reserve at Hampton 3460 US Highway 341, Fort Valley 31030 60 low-income homes · In service since 2015 (256) 601-6928
  • College Square 1207 Edward St, Fort Valley 31030 60 homes, 54 low-income · In service since 2008 · For families

See all 14 buildings in Peach County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Fort Valley

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

A man smiles on a bench outside his apartment building.

HUD counseling is free or low-cost

Assistance programs in Fort Valley

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

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

  • Homefirst Housing Resource Services, Inc.

    688 Walnut St, Macon · 25 miles away

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

  • Telamon Corporation - Macon Branch

    2150 Northside Xing, Macon · 26 miles away

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

  • Columbus Housing Initiative, Inc. DBA Neighborworks Columbus

    345 6th St, Columbus · 65 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (706) 324-4663

All counseling agencies in Georgia

Help in Spanish near Fort Valley

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 Fort Valley

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

  • Housing Authority of the City of Fort Valley Public housing (478) 825-5056

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

Cities

Other cities in Peach County

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

Everything about Peach County Housing in Georgia

Nearby cities

The cities closest to Fort Valley, with the typical home value.

Neighboring counties

If Peach 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 Fort Valley.

All guides
Three women of one family lean in together to stir the pan.

Questions

Housing questions about Fort Valley

Short answers with the numbers for Fort Valley and all of Peach 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 Fort Valley?

The typical home value in Fort Valley is $127,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Peach County it is $207,800.

How much does it cost to rent in Fort Valley?

Typical rent in Fort Valley is $886 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Peach County is $1,118.

What is the FHA loan limit in Fort Valley?

Fort Valley uses the FHA limit for all of Peach 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 Fort Valley?

The typical homeowner in Fort Valley pays $1,380 a year, according to the U.S. Census Bureau. That is 1.09% of the home’s value; in Peach County, the rate is 1.02%.

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

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