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City · 5,601 residents · Washington County, Georgia

Sandersville , Georgia

In Sandersville, a typical home is worth $121,000 and typical rent is $811 a month. Compared with all of Washington County, typical household income is 8% higher, the typical home value is 8% higher, and the share of households that own their home is 17 points lower.

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  • Typical home value

    $121,000

    8% above the county

    60% below Georgia

    • Sandersville
    • Washington
    • Georgia

  • Typical rent

    $811a month

    5% below the county

    42% below Georgia

    • Sandersville
    • Washington
    • Georgia

  • Typical household income

    $49,833a year

    8% above the county

    36% below Georgia

    • Sandersville
    • Washington
    • Georgia

  • Households that own their home

    48%

    17 points below the county

    18 points below Georgia

    • Sandersville
    • Washington
    • Georgia

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

Market now, with Zillow data

Zillow data
Typical home value
$154,861
8.5% more than 12 months ago

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

Sandersville is in Washington 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 Washington County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Sandersville apart

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

  1. According to Zillow, in the 12 months to September 2026 the typical home value in Sandersville rose 8.5%; in Georgia, it fell 0.6%.

  2. Sandersville has the 8th lowest typical home value of the 164 cities in Georgia with more than 5,000 people ($121,000).

  3. 48% of households in Sandersville own their home, against 65% in Washington County.

  4. Sandersville has the 10th smallest share of rent-burdened renters of the 157 cities in Georgia with more than 5,000 people (41%).

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

The homes here

Housing in Sandersville

What homes there are in Sandersville, 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 67% of homes here, against 60% in Washington County.

Year built

In Sandersville, half of the homes were built before 1971; in Washington County, before 1979.

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

At least 100% of owner-occupied homes in Sandersville are worth less than $500,000, below the FHA loan limit for Washington County ($541,287).

Monthly rent with utilities

With a mortgage

$1,527 a month

Washington County: $1,225 a month

Without a mortgage

$544 a month

Washington County: $496 a month

Owners with a mortgage

46%

Washington County: 40%

In Sandersville, 46% of owners have a mortgage, and their typical cost is $1,527 a month, against $1,225 in Washington County. Without one it drops to $544.

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 Sandersville stayed about the same since 2015–2019: the Census sees no clear change.

The typical rent in Sandersville rose 53% over the same time; in Washington County, it rose 33%.

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

MeasureSandersvilleWashington 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 2.872.462.622.53
Drive alone 70%77%71%69%
Carpool Unreliable estimate15%9%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimateUnreliable estimate1%3%
Work from home Unreliable estimate6%16%15%
Other means Unreliable estimateUnreliable estimate2%2%
Typical commute Unreliable estimate10 to 19 minutes20 to 29 minutes20 to 29 minutes

More people live in each home here: 2.87 on average, against 2.46 in Washington County.

In Sandersville, 70% of workers drive alone to work; in Washington County, 77%.

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 Sandersville?

A typical home is within reach of the typical income

We start with a typical home in Sandersville, worth $121,000, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 25% of the typical household income in Sandersville, which is $49,833 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Sandersville. 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 $4,235 (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

$1,018

at 7.18% · 30 years

Loan amount
$118,808
Total interest
$170,937
Paid off in
November 2056

Includes $2,043 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,163 a month

    Your payment · 25%

  • Tight

    $1,163 to $1,495 a month

  • Hard

    more than $1,495 a month

Compared with the typical household income in Sandersville ($49,833 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,018
Principal & interest$805
Property tax$109
Home insurance$50
FHA mortgage insurance (MIP)$54

You need at least $4,235 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

Sandersville and Washington County

Sandersville is in Washington 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).

Sandersville's own numbers

Typical home value
$121,000
Typical monthly rent
$811
Typical yearly household income
$49,833
Households that own their home
48%
Effective property tax rate
1.08%

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

Numbers for all of Washington County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,002
Price change over 5 years (FHFA)
+32%
Homes in a high flood-risk zone
1.8%

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 Washington County.

Everything about Washington County

Buying

Buying a home in Sandersville

A typical home in Sandersville is worth $121,000: 8% above the county and 60% below Georgia. With the typical household income in Sandersville ($49,833 a year), a typical home costs 2.4 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.

  • Sandersville 2.4 years
  • Washington 2.4 years
  • Georgia 3.9 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Washington County

According to FHFA’s house price index, home prices in Washington County rose 49% in the 10 years through 2025.

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

Period County Georgia U.S.
Last year (2025) −11.3% +2.2% +2.9%
5 years (2020–2025) +32% +58% +47%
10 years (2015–2025) +49% +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

Sandersville next to Washington 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
  • Sandersville $121,000
  • Washington $112,500
  • Georgia $303,300
  • United States $332,700
Typical monthly rent
  • Sandersville $811
  • Washington $858
  • Georgia $1,393
  • United States $1,413
Typical yearly household income
  • Sandersville $49,833
  • Washington $46,023
  • Georgia $77,353
  • United States $80,734
See the full table
Sandersville next to Washington County and Georgia
Measure Sandersville Washington County Georgia U.S.
Typical home value $121,000 $112,500 $303,300 $332,700
Typical monthly rent $811 $858 $1,393 $1,413
Typical yearly household income $49,833 $46,023 $77,353 $80,734
Households that own their home 48% 65% 66% 65%
Typical yearly property tax $1,302 $1,127 $2,341 $3,119
Effective property tax rate 1.08% 1% 0.77% 0.94%
Renters with high rent for their income 41% 56% 52% 51%

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

For a typical $121,000 home in Sandersville, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Sandersville's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,018a month

    Least cash to close
    Down payment
    $4,235
    Cash to close
    $7,865
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $54

  • Conventional, 5% down $996a month

    Down payment
    $6,050
    Cash to close
    $9,680
    Rate
    7.18%
    Mortgage insurance
    PMI · $57

  • Conventional, 20% down, no PMI $815a month

    Down payment
    $24,200
    Cash to close
    $27,830
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $927a month

    Down payment
    $18,150
    Cash to close
    $21,780
    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 Sandersville and for Washington County.

Property tax

Effective rate in Sandersville

1.08%of the home’s value each year

$1,302 a year for the typical owner in Sandersville.

  • Sandersville 1.08%
  • Washington 1%
  • Georgia 0.77%

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

Exemptions and deadlines in Georgia

Flood risk in Washington County

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

Homes in the high-risk zone
1.8%
167
Of those, with NFIP insurance
13%
County Georgia U.S.
Homes in the high-risk zone 1.8% 2% 3.5%
Of those, with NFIP insurance 13% 43% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Sandersville

Typical rent in Sandersville is $811 a month: 5% below the county. In Sandersville, 41% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Washington County, by unit size. To pay the 2-bedroom one ($1,002 a month) without spending more than 30% of your income, you would need to earn $19.27 an hour working full time.

HUD fair market rent for all of Washington 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 $795 $15.29 $31,800
1 bedroom $800 $15.38 $32,000
2 bedrooms $1,002 $19.27 $40,080
3 bedrooms $1,194 $22.96 $47,760
4 bedrooms $1,341 $25.79 $53,640

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 Sandersville

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Sandersville is in ZIP code 31082.

For 2 bedrooms it is $1,000: $2 less than the fair market rent for Washington County ($1,002).

  • 31082 $1,000$1,190

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

HUD lists 6 buildings with rents for lower incomes in Sandersville. These are the largest.

  • Sunhill 319 E Church St, Sandersville 31082 142 low-income homes · Run by Housing Authority of the City of Sandersville · Average payment: $480 a month · Average wait: 91 months (478) 552-6955
  • Washington Manor Apartments 700 Martin Luther King Jr Ave, Sandersville 31082 72 low-income homes · For families (478) 552-5850
  • Tori Pines 635 Ferncrest Dr, Sandersville 31082 64 low-income homes · 1 bd: 7 · 2 bd: 31 · 3 bd: 26 · In service since 2006
  • Pecan Grove 647 Ferncrest Dr, Sandersville 31082 48 low-income homes · In service since 1992
  • Georgia VOA Elderly Housing, Inc. 531 M Friedman Dr, Sandersville 31082 40 low-income homes · For older adults (478) 552-5254

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

Free help

Help to buy or rent in Sandersville

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 Washington 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 Sandersville

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

The HUD-approved agencies closest to the center of Sandersville, 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 · 49 miles away

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

  • NSC (naca Counseling Subsidiary) - Augusta, GA

    2652 Tobacco Rd, Hephzibah · 50 miles away · Spanish

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

  • Telamon Corporation - Macon Branch

    2150 Northside Xing, Macon · 53 miles away

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

All counseling agencies in Georgia

Help in Spanish near Sandersville

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 Sandersville

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

  • Housing Authority of the City of Sandersville Public housing (478) 552-6955

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

Cities

Nearby cities

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

Everything about Washington County Housing in Georgia

Neighboring counties

If Washington 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 Sandersville.

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

Questions

Housing questions about Sandersville

Short answers with the numbers for Sandersville and all of Washington 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 Sandersville?

The typical home value in Sandersville is $121,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Washington County it is $112,500.

How much does it cost to rent in Sandersville?

Typical rent in Sandersville is $811 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Washington County is $1,002.

What is the FHA loan limit in Sandersville?

Sandersville uses the FHA limit for all of Washington 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 Sandersville?

The typical homeowner in Sandersville pays $1,302 a year, according to the U.S. Census Bureau. That is 1.08% of the home’s value; in Washington County, the rate is 1%.

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

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