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City · 18,627 residents · Cherokee County, Georgia

Holly Springs , Georgia

In Holly Springs, a typical home is worth $448,400 and typical rent is $1,850 a month. Compared with all of Cherokee County, typical household income is 5% higher.

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  • Typical home value

    $448,400

    3% above the county

    48% above Georgia

    • Holly Springs
    • Cherokee
    • Georgia

  • Typical rent

    $1,850a month

    3% above the county

    33% above Georgia

    • Holly Springs
    • Cherokee
    • Georgia

  • Typical household income

    $113,992a year

    5% above the county

    47% above Georgia

    • Holly Springs
    • Cherokee
    • Georgia

  • Households that own their home

    75%

    2 points below the county

    9 points above Georgia

    • Holly Springs
    • Cherokee
    • Georgia

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

Market now, with Zillow data

Zillow data
Typical home value
$429,556
1.5% less than 12 months ago
Typical rent
$1,937 a month
1% more than 12 months ago

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

Holly Springs is in Cherokee County. The FHA loan limit ($718,750 for a one-unit home), the fair market rents and the help on this page are those of all of Cherokee County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Holly Springs apart

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

  1. Nearby, in Kennesaw, the typical home value is $335,400: 25% less than in Holly Springs ($448,400).

  2. Holly Springs has the 10th largest share of rent-burdened renters of the 157 cities in Georgia with more than 5,000 people (69%).

  3. Holly Springs has the 14th highest typical household income of the 162 cities in Georgia with more than 5,000 people ($113,992).

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

The homes here

Housing in Holly Springs

What homes there are in Holly Springs, 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

The detached house is the most common home in Holly Springs: 79% of homes, near the figure in Cherokee County (79%).

Year built

Here half of the homes date from 2009 or later; in Cherokee County, from 2001 or later.

Much as in Cherokee County, 81% of homes in Holly Springs have 3 bedrooms or more.

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

$2,326 a month

Cherokee County: $2,032 a month

Without a mortgage

$604 a month

Cherokee County: $616 a month

Owners with a mortgage

80%

Cherokee County: 70%

Owning costs more in Holly Springs: with a mortgage, the typical cost is $2,326 a month; in Cherokee County, $2,032. Without one, $604.

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

Homes in Holly Springs gained value more slowly than in Cherokee County: 67% since 2015–2019, against 72%.

Rents in Holly Springs rose at about the same pace as in Cherokee County: 44% since 2015–2019, against 45%.

Housing prices ran ahead of income in Holly Springs: typical income rose 19%, against +67% for home values and +44% for rent.

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

MeasureHolly SpringsCherokee CountyGeorgiaUnited States
Rental vacancy Unreliable estimate6.1%6.8%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.1%0.9%
More than one person per room Unreliable estimate1.2%2.4%3.4%
People per household 2.672.752.622.53
Drive alone 72%68%71%69%
Carpool Unreliable estimate8%9%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimate1%1%3%
Work from home 23%22%16%15%
Other means Unreliable estimate1%2%2%
Typical commute 30 to 39 minutes30 to 39 minutes20 to 29 minutes20 to 29 minutes

A household in Holly Springs has 2.67 people on average, about the same as in Cherokee County (2.75).

In Holly Springs, 72% of workers drive alone to work; in Cherokee County, 68%.

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 Holly Springs?

A typical home costs more than the typical income allows

We start with a typical home in Holly Springs, worth $448,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 39% of the typical household income in Holly Springs, which is $113,992 a year. For that payment to be 28% of income, a household would need to earn about $157,624 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Holly Springs. 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 $15,694 (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

$3,678

at 7.18% · 30 years

Loan amount
$440,278
Total interest
$633,457
Paid off in
November 2056

Includes $7,572 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,660 a month

  • Tight

    $2,660 to $3,420 a month

  • Hard

    more than $3,420 a month

    Your payment · 39%

Compared with the typical household income in Holly Springs ($113,992 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,678
Principal & interest$2,983
Property tax$310
Home insurance$187
FHA mortgage insurance (MIP)$198

You need at least $15,694 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

Holly Springs and Cherokee County

Holly Springs is in Cherokee 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).

Holly Springs's own numbers

Typical home value
$448,400
Typical monthly rent
$1,850
Typical yearly household income
$113,992
Households that own their home
75%
Effective property tax rate
0.83%

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

Numbers for all of Cherokee County

FHA limit, one-unit home
$718,750
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,762
Price change over 5 years (FHFA)
+67%
Homes in a high flood-risk zone
0.2%

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 Cherokee County.

Everything about Cherokee County

Buying

Buying a home in Holly Springs

A typical home in Holly Springs is worth $448,400: 3% above the county and 48% above Georgia. With the typical household income in Holly Springs ($113,992 a year), a typical home costs 3.9 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.

  • Holly Springs 3.9 years
  • Cherokee 4.0 years
  • Georgia 3.9 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Cherokee County

According to FHFA’s house price index, home prices in Cherokee County rose 138% in the 10 years through 2025.

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

Period County Georgia U.S.
Last year (2025) +2.0% +2.2% +2.9%
5 years (2020–2025) +67% +58% +47%
10 years (2015–2025) +138% +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

Holly Springs next to Cherokee 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
  • Holly Springs $448,400
  • Cherokee $435,100
  • Georgia $303,300
  • United States $332,700
Typical monthly rent
  • Holly Springs $1,850
  • Cherokee $1,799
  • Georgia $1,393
  • United States $1,413
Typical yearly household income
  • Holly Springs $113,992
  • Cherokee $108,115
  • Georgia $77,353
  • United States $80,734
See the full table
Holly Springs next to Cherokee County and Georgia
Measure Holly Springs Cherokee County Georgia U.S.
Typical home value $448,400 $435,100 $303,300 $332,700
Typical monthly rent $1,850 $1,799 $1,393 $1,413
Typical yearly household income $113,992 $108,115 $77,353 $80,734
Households that own their home 75% 77% 66% 65%
Typical yearly property tax $3,740 $2,985 $2,341 $3,119
Effective property tax rate 0.83% 0.69% 0.77% 0.94%
Renters with high rent for their income 69% 57% 52% 51%

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

For a typical $448,400 home in Holly Springs, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Holly Springs's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,678a month

    Least cash to close
    Down payment
    $15,694
    Cash to close
    $29,146
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $198

  • Conventional, 5% down $3,596a month

    Down payment
    $22,420
    Cash to close
    $35,872
    Rate
    7.18%
    Mortgage insurance
    PMI · $213

  • Conventional, 20% down, no PMI $2,927a month

    Down payment
    $89,680
    Cash to close
    $103,132
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,342a month

    Down payment
    $67,260
    Cash to close
    $80,712
    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 Holly Springs and for Cherokee County.

Property tax

Effective rate in Holly Springs

0.83%of the home’s value each year

$3,740 a year for the typical owner in Holly Springs.

  • Holly Springs 0.83%
  • Cherokee 0.69%
  • Georgia 0.77%

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

Exemptions and deadlines in Georgia

Flood risk in Cherokee County

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

Homes in the high-risk zone
0.2%
187
Of those, with NFIP insurance
34%
County Georgia U.S.
Homes in the high-risk zone 0.2% 2% 3.5%
Of those, with NFIP insurance 34% 43% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Holly Springs

Typical rent in Holly Springs is $1,850 a month: 3% above the county. In Holly Springs, 69% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Cherokee County, by unit size. To pay the 2-bedroom one ($1,762 a month) without spending more than 30% of your income, you would need to earn $33.88 an hour working full time.

HUD fair market rent for all of Cherokee 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 $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

By ZIP code

Fair market rent by ZIP code in Holly Springs

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Holly Springs has 2 ZIP codes with their own.

For 2 bedrooms it runs from $1,820 in 30114 to $1,880 in 30115.

2 of the 2 are above the fair market rent for Cherokee County ($1,762).

  • 30114 $1,820$2,170
  • 30115 $1,880$2,240

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Holly Springs 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?

Free help

Help to buy or rent in Holly Springs

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.

There is 1 HUD-approved agency with an office in Cherokee County; 1 says it serves in Spanish.

An older man and his daughter go over papers with a professional.

HUD counseling is free or low-cost

Assistance programs in Holly Springs

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

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

  • Horizon Counseling Inc.

    135 Village Ctr W Ste 200, Woodstock · 5 miles away · Spanish

    • Reverse mortgage counseling
    (888) 315-4326

  • National Faith Homebuyers, Atlanta Branch

    2470 Windy Hill Rd SE, Marietta · 18 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    (678) 553-3770

  • NSC (naca Counseling Subsidiary) - Atlanta, GA

    3690 N Peachtree Rd, Atlanta · 21 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (404) 377-4545

Every agency in Cherokee County All counseling agencies in Georgia

Help in Spanish near Holly Springs

2 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 Holly Springs

In HUD’s record, no housing authority with an office in Cherokee County is named for Holly Springs or Cherokee County.

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

Cities

Other cities in Cherokee County

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

Everything about Cherokee County Housing in Georgia

Nearby cities

The cities closest to Holly Springs, with the typical home value.

Neighboring counties

If Cherokee 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 Holly Springs.

All guides
Three women of one family talk as they cook vegetables in the kitchen.

Questions

Housing questions about Holly Springs

Short answers with the numbers for Holly Springs and all of Cherokee 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 Holly Springs?

The typical home value in Holly Springs is $448,400, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Cherokee County it is $435,100.

How much does it cost to rent in Holly Springs?

Typical rent in Holly Springs is $1,850 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Cherokee County is $1,762.

What is the FHA loan limit in Holly Springs?

Holly Springs uses the FHA limit for all of Cherokee County (2026): $718,750 for a one-unit home and $1,382,250 for a four-unit home.

How much property tax do owners pay in Holly Springs?

The typical homeowner in Holly Springs pays $3,740 a year, according to the U.S. Census Bureau. That is 0.83% of the home’s value; in Cherokee County, the rate is 0.69%.

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

There is 1 HUD-approved counseling agency with an office in Cherokee County. 1 says it serves in Spanish. 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).