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City · 11,332 residents · Effingham County, Georgia

Rincon , Georgia

In Rincon, a typical home is worth $251,600 and typical rent is $1,245 a month. Compared with all of Effingham County, typical household income is 16% lower, the typical home value is 9% lower, and the share of households that own their home is 17 points lower.

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  • Typical home value

    $251,600

    9% below the county

    17% below Georgia

    • Rincon
    • Effingham
    • Georgia

  • Typical rent

    $1,245a month

    9% above the county

    11% below Georgia

    • Rincon
    • Effingham
    • Georgia

  • Typical household income

    $74,417a year

    16% below the county

    4% below Georgia

    • Rincon
    • Effingham
    • Georgia

  • Households that own their home

    61%

    17 points below the county

    5 points below Georgia

    • Rincon
    • Effingham
    • Georgia

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

Market now, with Zillow data

Zillow data
Typical home value
$337,747
2% less than 12 months ago
Typical rent
$1,989 a month

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

Rincon is in Effingham 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 Effingham County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Rincon apart

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

  1. Nearby, in Garden City, the typical home value is $169,400: 33% less than in Rincon ($251,600).

  2. 61% of households in Rincon own their home, against 78% in Effingham County.

  3. The typical household income in Rincon is $74,417, 16% less than in Effingham County as a whole ($88,438).

  4. Rincon has the 13th smallest share of rent-burdened renters of the 157 cities in Georgia with more than 5,000 people (41%).

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

The homes here

Housing in Rincon

What homes there are in Rincon, 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

In Rincon, 6 in 10 homes are single-family detached houses; in Effingham County, 7.

Year built

The typical year built in Rincon is 2002, about the same as in Effingham County (2001).

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

$1,636 a month

Effingham County: $1,716 a month

Without a mortgage

$537 a month

Effingham County: $560 a month

Owners with a mortgage

82%

Effingham County: 70%

The typical cost for an owner with a mortgage in Rincon is $1,636 a month, near the figure in Effingham County ($1,716).

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 Rincon rose 53%; in Effingham County, it rose 69%.

Rent in Rincon moved so little since 2015–2019 that the Census cannot say whether it rose or fell.

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

MeasureRinconEffingham CountyGeorgiaUnited States
Rental vacancy Unreliable estimateUnreliable estimate6.8%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.1%0.9%
More than one person per room Unreliable estimateUnreliable estimate2.4%3.4%
People per household 2.592.832.622.53
Drive alone 81%83%71%69%
Carpool 10%9%9%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimateUnreliable estimate1%3%
Work from home 7%7%16%15%
Other means Unreliable estimateUnreliable estimate2%2%
Typical commute Unreliable estimate30 to 39 minutes20 to 29 minutes20 to 29 minutes

On average, a household in Rincon has 2.59 people, fewer than in Effingham County (2.83).

In Rincon, 81% of workers drive alone to work; in Effingham County, 83%.

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 Rincon?

A typical home is tight for the typical income

We start with a typical home in Rincon, worth $251,600, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 33% of the typical household income in Rincon, which is $74,417 a year. For that payment to be 28% of income, a household would need to earn about $88,444 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Rincon. 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 $8,806 (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

$2,064

at 7.18% · 30 years

Loan amount
$247,043
Total interest
$355,437
Paid off in
November 2056

Includes $4,249 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,736 a month

  • Tight

    $1,736 to $2,233 a month

    Your payment · 33%

  • Hard

    more than $2,233 a month

Compared with the typical household income in Rincon ($74,417 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,064
Principal & interest$1,674
Property tax$174
Home insurance$105
FHA mortgage insurance (MIP)$111

You need at least $8,806 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

Rincon and Effingham County

Rincon is in Effingham 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).

Rincon's own numbers

Typical home value
$251,600
Typical monthly rent
$1,245
Typical yearly household income
$74,417
Households that own their home
61%
Effective property tax rate
0.83%

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

Numbers for all of Effingham County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,679
Price change over 5 years (FHFA)
+67%
Homes in a high flood-risk zone
3.3%

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 Effingham County.

Everything about Effingham County

Buying

Buying a home in Rincon

A typical home in Rincon is worth $251,600: 9% below the county and 17% below Georgia. With the typical household income in Rincon ($74,417 a year), a typical home costs 3.4 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.

  • Rincon 3.4 years
  • Effingham 3.1 years
  • Georgia 3.9 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Effingham County

According to FHFA’s house price index, home prices in Effingham County rose 106% in the 10 years through 2025.

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

Period County Georgia U.S.
Last year (2025) +2.7% +2.2% +2.9%
5 years (2020–2025) +67% +58% +47%
10 years (2015–2025) +106% +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

Rincon next to Effingham 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
  • Rincon $251,600
  • Effingham $276,000
  • Georgia $303,300
  • United States $332,700
Typical monthly rent
  • Rincon $1,245
  • Effingham $1,147
  • Georgia $1,393
  • United States $1,413
Typical yearly household income
  • Rincon $74,417
  • Effingham $88,438
  • Georgia $77,353
  • United States $80,734
See the full table
Rincon next to Effingham County and Georgia
Measure Rincon Effingham County Georgia U.S.
Typical home value $251,600 $276,000 $303,300 $332,700
Typical monthly rent $1,245 $1,147 $1,393 $1,413
Typical yearly household income $74,417 $88,438 $77,353 $80,734
Households that own their home 61% 78% 66% 65%
Typical yearly property tax $2,096 $2,495 $2,341 $3,119
Effective property tax rate 0.83% 0.9% 0.77% 0.94%
Renters with high rent for their income 41% 32% 52% 51%

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

For a typical $251,600 home in Rincon, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Rincon's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,064a month

    Least cash to close
    Down payment
    $8,806
    Cash to close
    $16,354
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $111

  • Conventional, 5% down $2,018a month

    Down payment
    $12,580
    Cash to close
    $20,128
    Rate
    7.18%
    Mortgage insurance
    PMI · $120

  • Conventional, 20% down, no PMI $1,642a month

    Down payment
    $50,320
    Cash to close
    $57,868
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,875a month

    Down payment
    $37,740
    Cash to close
    $45,288
    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 Rincon and for Effingham County.

Property tax

Effective rate in Rincon

0.83%of the home’s value each year

$2,096 a year for the typical owner in Rincon.

  • Rincon 0.83%
  • Effingham 0.9%
  • Georgia 0.77%

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

Exemptions and deadlines in Georgia

Flood risk in Effingham County

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

Homes in the high-risk zone
3.3%
810
Of those, with NFIP insurance
40%
County Georgia U.S.
Homes in the high-risk zone 3.3% 2% 3.5%
Of those, with NFIP insurance 40% 43% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Rincon

Typical rent in Rincon is $1,245 a month: 9% above the county. In Rincon, 41% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Effingham County, by unit size. To pay the 2-bedroom one ($1,679 a month) without spending more than 30% of your income, you would need to earn $32.29 an hour working full time.

HUD fair market rent for all of Effingham 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 $1,481 $28.48 $59,240
1 bedroom $1,542 $29.65 $61,680
2 bedrooms $1,679 $32.29 $67,160
3 bedrooms $2,185 $42.02 $87,400
4 bedrooms $2,484 $47.77 $99,360

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 Rincon

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Rincon is in ZIP code 31326.

For 2 bedrooms it is $1,520: $159 less than the fair market rent for Effingham County ($1,679).

  • 31326 $1,520$2,020

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

HUD lists 9 buildings with rents for lower incomes in Rincon. These are the largest.

  • Veranda Village 501 Lisa St, Rincon 31326 96 homes, 86 low-income · 1 bd: 32 · 2 bd: 48 · 3 bd: 16 · In service since 2006
  • Goshen Crossing II 121 Goshen Commercial Park Dr, Rincon 31326 60 low-income homes · 1 bd: 12 · 2 bd: 36 · 3 bd: 12 · In service since 2014
  • Town Park Commons 619 Towne Park Dr W, Rincon 31326 60 low-income homes · 1 bd: 18 · 2 bd: 22 · 3 bd: 20 · In service since 2020 · For families
  • Fair Oaks Lane Apartments 401 Lisa St, Rincon 31326 44 low-income homes · In service since 1996
  • Willowpeg Village Apartments 111 Willowpeg Way, Rincon 31326 81 homes · 1 bd: 60 · 2 bd: 21

See all 10 buildings in Effingham County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Rincon

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

A man leans over the armchair to help a teenage girl with her book.

HUD counseling is free or low-cost

Assistance programs in Rincon

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

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

  • Credit.org - Savannah, GA Branch

    100 Bull St, Savannah · 17 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 4 more
    (800) 431-8157

  • CCCS of the Savannah Area, Inc. - Statesboro Branch

    515 Denmark Street Suite 700, Statesboro · 35 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (912) 691-2227

  • Jcvision and Associates, Inc

    135 E Ml King Jr Dr, Hinesville · 38 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 9 more
    (912) 877-4243

All counseling agencies in Georgia

Help in Spanish near Rincon

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 Rincon

HUD lists no housing authority with an office in Effingham County. One in a neighboring county or the state’s may serve the area.

All housing agencies in Georgia Source: HUD

Cities

Nearby cities

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

Everything about Effingham County Housing in Georgia

Neighboring counties

If Effingham 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 Rincon.

All guides
A couple spread mulch under the avocado trees of their family orchard, he on the tractor and she with a shovel.

Questions

Housing questions about Rincon

Short answers with the numbers for Rincon and all of Effingham 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 Rincon?

The typical home value in Rincon is $251,600, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Effingham County it is $276,000.

How much does it cost to rent in Rincon?

Typical rent in Rincon is $1,245 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Effingham County is $1,679.

What is the FHA loan limit in Rincon?

Rincon uses the FHA limit for all of Effingham 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 Rincon?

The typical homeowner in Rincon pays $2,096 a year, according to the U.S. Census Bureau. That is 0.83% of the home’s value; in Effingham County, the rate is 0.9%.

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

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