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County in Georgia

Fulton County, Georgia

Fulton County is the most populous county in Georgia, with 1,076,561 residents. Fulton County has an FHA limit of $718,750 for one-unit homes. The typical home value here is $458,800. HUD's Fair Market Rent for a 2-bedroom apartment is $1,762 a month; to pay it without spending more than 30% of your income, you need to earn about $33.88 an hour.

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  • Typical home price

    $458,800

    +51% vs. Georgia +38% vs. U.S.

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

    • Fulton
    • Georgia
    • United States

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

  • Fair market rent, 2 bedrooms

    $1,762 a month

    +15% vs. Georgia Same as the U.S.

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

    • Fulton
    • Georgia
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $718,750

    FHA high-cost area

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

    • Fulton
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.88% of value per year

    +14% vs. Georgia −6% vs. U.S.

    $4,033 a year for the typical owner

    • Fulton
    • Georgia
    • United States

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

Market now, with Zillow data

Zillow data
Typical home value
$414,221
1.5% less than 12 months ago
Typical rent
$1,926 a month
2.6% more than 12 months ago

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

Data from October 2026

In short

What is housing like in Fulton County today?

The monthly payment on a typical home with FHA would be about $3,782, that is, 48% of the typical household income in Fulton County. For that payment to be 28% of income, a household would need to earn about $162,099 a year; the typical income here is $95,292. Homes here are worth 51% more than the average across Georgia. Here 54% of households live in a home they own; across Georgia it is 66%. The typical property tax is $4,033 a year (about 0.88% of home value), higher than in Georgia.

Renting is a stretch: 51% of renters put 30% or more of their income toward housing.

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

Only here

What sets Fulton County apart

  1. Fulton County has the 3rd highest typical home value of the 157 counties in Georgia with this figure ($458,800).

  2. Fulton County has the highest typical home value in its area: $458,800, more than any of its 6 neighboring counties; next is Fayette County ($436,400).

  3. At $1,732, Fulton County ranks 6th among the 156 counties in Georgia with this figure for the highest typical rent.

  4. From 2020 to 2025, home prices in Fulton County rose 46% on FHFA's index, slower than in Georgia (58%).

  5. Nearby, in Clayton County, the typical rent is $1,433: 17% less than in Fulton County ($1,732).

  6. At 54%, Fulton County ranks 10th among the 159 counties in Georgia for the lowest homeownership rate.

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).

The homes here

Housing in Fulton County

What homes there are in Fulton 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 Fulton County; the largest group, detached houses, adds up to 46%, less than in Georgia (66%).

Year built

The typical year built in Fulton County is 1993, about the same as in Georgia (1992).

In Fulton County, 23% of homes have 1 bedroom or none (studios); 51% have 3 bedrooms or more, against 70% in Georgia.

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

About 74% of owner-occupied homes in Fulton County are worth less than the FHA loan limit for this county ($718,750).

Monthly rent with utilities

About 52% of rented homes in Fulton County cost less than HUD's 2-bedroom fair market rent for this county ($1,762); the rest cost more.

With a mortgage

$2,373 a month

Georgia: $1,783 a month

Without a mortgage

$831 a month

Georgia: $541 a month

Owners with a mortgage

72%

Georgia: 63%

In Fulton County, 72% of owners have a mortgage, and their typical cost is $2,373 a month, against $1,783 in Georgia. Without one it drops to $831.

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 Fulton County rose 46%; in Georgia, it rose 72%.

Rents in Fulton County rose faster than in Georgia: 44% since 2015–2019, against 39%.

Here income did not keep up with housing: it rose 37%, while home values changed +46% and rent +44%.

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

MeasureFulton CountyGeorgiaUnited States
Rental vacancy 7.9%6.8%5.5%
Homeowner vacancy 1.3%1.1%0.9%
More than one person per room 2.1%2.4%3.4%
People per household 2.262.622.53
Drive alone 57%71%69%
Carpool 6%9%9%
Public transit 4%1%3%
Walk or bike 3%1%3%
Work from home 29%16%15%
Other means 2%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes

In Fulton County, the rental vacancy rate is 7.9%; in Georgia, 6.8%.

In Fulton County, 2.1% of households live with more than one person per room, about the same as in Georgia.

Fewer people live in each home here: 2.26 on average, against 2.62 in Georgia.

Working from home is more common in Fulton County: 29%, against 16% in Georgia.

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 Fulton County?

A typical home costs more than the typical income allows

We start with a typical home of $458,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 48% of the typical household income here, which is $95,292 a year. For that payment to be 28% of income, a household would need to earn about $162,099 a year.

Your numbers

Local data
$

Starts at the typical home value in Fulton 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 $16,058 (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

$3,782

at 7.18% · 30 years

Loan amount
$450,490
Total interest
$648,149
Paid off in
November 2056

Includes $7,748 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,223 a month

  • Tight

    $2,223 to $2,859 a month

  • Hard

    more than $2,859 a month

    Your payment · 48%

Compared with the typical household income in Fulton County ($95,292 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,782
Principal & interest$3,052
Property tax$336
Home insurance$191
FHA mortgage insurance (MIP)$203

You need at least $16,058 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 Fulton County

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

How have home prices changed?

According to the FHFA House Price Index, home prices in Fulton County rose 98% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here Georgia United States
In 2025 +1.2% +2.2% +2.9%
5 years (2020–2025) +46% +58% +47%
10 years (2015–2025) +98% +110% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Fulton 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
  • Fulton $458,800
  • Georgia $303,300
  • United States $332,700
Typical rent a month
  • Fulton $1,732
  • Georgia $1,393
  • United States $1,413
Typical household income a year
  • Fulton $95,292
  • Georgia $77,353
  • United States $80,734
See the full table
Fulton compared with Georgia and the United States
MeasureHereGeorgiaU.S.
Residents1,076,56110,940,407334,922,499
Typical home value$458,800$303,300$332,700
Typical household income$95,292$77,353$80,734
Typical rent$1,732$1,393$1,413
Fair Market Rent (2 bedrooms)$1,762$1,528$1,750
Hourly wage to rent a 2-bedroom$33.88$29.38$33.65
Typical property tax$4,033$2,341$3,119
Effective tax rate0.88%0.77%0.94%
Households that own their home54%66%65%
Renters spending 30% or more on rent51%52%51%
FHA limit (1 unit)*$718,750$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 Fulton County

For a typical $458,800 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 $3,782 $16,058 $450,490 7.18% FHA MIP · $203 $29,822 580
Conventional, 5% down $3,698 $22,940 $435,860 7.18% PMI · $218 $36,704 620*
Conventional, 20% down, no PMI $3,014 $91,760 $367,040 7.18% None $105,524 620*
ITIN, 15% down (example) $3,438 $68,820 $389,980 8.18% None $82,584 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.

Everything about buying in Fulton County: income, limits and help How much house can I afford? Closing costs

Loan limits

This is a high-cost area, so FHA limits in Fulton County are above the national floor. The limit is set for the whole metro area (Atlanta-Sandy Springs-Roswell, GA). 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 $718,750 $832,750
2 units $920,150 $1,066,250
3 units $1,112,250 $1,288,800
4 units $1,382,250 $1,601,750

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

Taxes and risks

Property tax and flooding in Fulton 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 Fulton County, the typical owner pays $4,033 a year: about 0.88% of the home's value. That is more than the rest of Georgia and less than the national average.

  • Fulton 0.88%
  • 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?

According to FEMA, in Fulton County 0.9% of homes (2,562) are in a high-risk flood zone. Of those homes, 40% have NFIP flood insurance.

  • 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 Fulton County

The natural hazards FEMA measures in Fulton 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)

In Fulton County, FEMA rates the natural hazard risk as relatively high.

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

In Fulton County, FEMA expects natural hazards to cause $235 million in losses a year, counting buildings, people and crops.

For homes and buildings, the costliest hazard here is inland flooding, at about $164 million in losses a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively high $164 million a year
  2. EarthquakeRelatively moderate $15.7 million a year
  3. TornadoRelatively high $12.8 million a year
  4. HurricaneRelatively low $1.1 million a year
  5. WildfireVery low $57,490 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

Fulton County is climate zone 3A in the home energy code (IECC): humid, between hot and mixed.

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)
    • 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)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • 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$28.20$17.97 and $40.39
Plumbers, pipefitters and steamfitters$28.07$18.22 and $39.22
Heating, air conditioning and refrigeration mechanics$28.35$18.42 and $39.78
Roofers$23.61$16.13 and $30.82
Carpenters$24.37$17.88 and $30.39
Painters, construction and maintenance$23.83$18.22 and $28.38
Maintenance and repair workers, general$23.86$17.12 and $36.08

According to BLS, an electrician earns about $28.20 an hour in the Atlanta-Sandy Springs-Roswell, GA area; a plumber, about $28.07.

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

Need help paying for a repair?

Renting

Renting in Fulton County

The typical rent in Fulton County is $1,732 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

51% of renter households in Fulton County spend 30% or more of their income on housing. 27% spend half or more.

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 $1,554 $29.88 $62,160
1 bedroom $1,619 $31.13 $64,760
2 bedrooms $1,762 $33.88 $70,480
3 bedrooms $2,099 $40.37 $83,960
4 bedrooms $2,493 $47.94 $99,720

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in Fulton County

Programs and counseling in Fulton County

There are 10 HUD-approved housing counseling agencies in Fulton County. They can help you get ready to buy, with your credit, with rent, or if you've fallen behind on payments.

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

Row houses with iron stairs and ivy along a brick sidewalk in Savannah, Georgia.

HUD counseling is free or low-cost

Georgia down payment programs

  1. ATL HomeNOW

    Only in: Atlanta, Fulton County, DeKalb County

    Invest Atlanta help of up to $20,000 for the down payment, closing costs or a lower rate when you buy within the City of Atlanta, alongside a 30-year mortgage; forgiven if you live in the home 10 years

    The source does not say whether you must be a first-time buyer. Run by Invest Atlanta (Development Authority of the City of Atlanta).

    Forgivable Verified November 5, 2026

  2. 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

  3. 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 Fulton County

1 of the 10 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.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this county.

  • Housing Authority of the City of ATLANTA Georgia Public housing and Section 8 vouchers (404) 892-4700
  • Housing Authority of Fulton County Public housing and Section 8 vouchers (404) 588-4950

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

These agencies have an office in Fulton County. The full list is on the Georgia counselors page. Official HUD list. Confirm hours and fees with the agency before you go.

  • Operation Hope, Inc

    191 PEACHTREE ST NE, Suite 3840, Atlanta · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 4 more
    (404) 941-2919

  • D&e, A Housing & Economic Empowerment Center, Inc. (d&e Group)

    2860 E Point St, East Point

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 7 more
    (770) 961-6900

  • Hope Through Divine Intervention

    385 Holly St NW Ofc, Atlanta

    • Budget and financial counseling
    • Homelessness services
    • and 1 more
    (404) 748-4375
See every agency in Georgia

Places

Cities in Fulton County

Each city has its own page with prices, rents and help. These are the largest.

See all 12 cities of Fulton County

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Fulton 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 Fulton County in 2026?

Fulton County has an FHA limit of $718,750 for a one-unit home. For 2 units it's $920,150, for 3 it's $1,112,250 and for 4 it's $1,382,250. It's a high-cost area, so the limit is above the national floor.

What is the conforming loan limit in Fulton County?

Fulton 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 Fulton County?

The typical home value in Fulton County is $458,800 (Average 2020–2024, U.S. Census). Across Georgia it's $303,300.

How much does it cost to rent in Fulton County?

Fulton County has a typical rent of $1,732 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,762 (Fiscal year 2027).

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

About $33.88 an hour working full time (2,080 hours a year), or $70,480 a year, so the fair market rent of $1,762 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).