In Sandy Springs, a typical home is worth $619,800 and typical rent is $1,870 a month. Compared with all of Fulton County, the typical home value is 35% higher and typical household income is 9% higher.
Typical home value from Zillow, September 2021 to September 2026: from $546,277 to $685,103.
Typical rent
$1,680a month
= about the same as 12 months ago
Typical rent from Zillow, September 2021 to September 2026: from $1,677 to $1,680.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
Sandy Springs is in Fulton 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 Fulton County. See the county
What this place has that others do not, from public data, most unusual first.
1
Nearby, in Doraville, the typical home value is $331,900: 46% less than in Sandy Springs ($619,800).
2
Sandy Springs has the 8th highest typical home value of the 164 cities in Georgia with more than 5,000 people ($619,800).
3
According to Zillow, in the 12 months to September 2026 the typical home value in Sandy Springs rose 3.4%; in Georgia, it fell 0.6%.
4
Sandy Springs has the 14th highest typical rent of the 162 cities in Georgia with more than 5,000 people ($1,870).
Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data
The homes here
Housing in Sandy Springs
What homes there are in Sandy 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
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Sandy Springs
Fulton County
Georgia
United States
Kind of home: Sandy Springs and its comparisons
Measure
Sandy Springs
Fulton County
Georgia
United States
Detached house
32%
46%
66%
61%
Attached house
11%
8%
4%
6%
Building of 2 to 4
5%
5%
5%
8%
Apartments (5 or more)
52%
41%
16%
19%
Mobile home
Unreliable estimate
0%
8%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
Many people here live in apartments: 5 in 10 homes; in Fulton County, 4.
Year built
Before 19601960–19791980–19992000–20092010 or later
Sandy Springs
Fulton County
Georgia
United States
Year built: Sandy Springs and its comparisons
Measure
Sandy Springs
Fulton County
Georgia
United States
Before 1960
5%
15%
12%
26%
1960–1979
24%
18%
20%
24%
1980–1999
40%
27%
33%
25%
2000–2009
13%
21%
21%
14%
2010 or later
19%
19%
14%
11%
In Sandy Springs, half of the homes were built before 1989; in Fulton County, before 1993.
There are fewer big homes in Sandy Springs than in Fulton County: 43% have 3 bedrooms or more, against 51%.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100KUnreliable
$100K–$200K11%
$200K–$300K13%
$300K–$500K14%
$500K–$750K23%
$750K–$1M17%
$1M or more21%
Value of owner-occupied homes: Sandy Springs and its comparisons
Measure
Sandy Springs
Under $100K
Unreliable estimate
$100K–$200K
11%
$200K–$300K
13%
$300K–$500K
14%
$500K–$750K
23%
$750K–$1M
17%
$1M or more
21%
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$9993%
$1,000–$1,49916%
$1,500–$1,99942%
$2,000–$2,49926%
$2,500–$2,9997%
$3,000 or more6%
Monthly rent with utilities: Sandy Springs and its comparisons
Measure
Sandy Springs
Under $500
Unreliable estimate
$500–$999
3%
$1,000–$1,499
16%
$1,500–$1,999
42%
$2,000–$2,499
26%
$2,500–$2,999
7%
$3,000 or more
6%
With a mortgage
$2,814 a month
Fulton County: $2,373 a month
Without a mortgage
$1,127 a month
Fulton County: $831 a month
Owners with a mortgage
66%
Fulton County: 72%
The typical cost for an owner with a mortgage in Sandy Springs is $2,814 a month, more than in Fulton County ($2,373); without one, $1,127.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Sandy Springs+31%
Fulton County+46%
Georgia+72%
United States+53%
Typical rent
Sandy Springs+41%
Fulton County+44%
Georgia+39%
United States+33%
Typical household income
Sandy Springs+33%
Fulton County+37%
Georgia+32%
United States+29%
Change since 2015–2019: Sandy Springs and its comparisons
Measure
Sandy Springs
Fulton County
Georgia
United States
Typical home value
+31%
+46%
+72%
+53%
Typical rent
+41%
+44%
+39%
+33%
Typical household income
+33%
+37%
+32%
+29%
The typical home value in Sandy Springs rose 31% since 2015–2019, less than in Fulton County (46%).
Much as in Fulton County, the typical rent in Sandy Springs rose 41% since 2015–2019.
While home values in Sandy Springs changed +31% and rent +41%, the typical household income rose 33%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Sandy Springs and its comparisons
Measure
Sandy Springs
Fulton County
Georgia
United States
Rental vacancy
5.6%
7.9%
6.8%
5.5%
Homeowner vacancy
Unreliable estimate
1.3%
1.1%
0.9%
More than one person per room
1.7%
2.1%
2.4%
3.4%
People per household
2.06
2.26
2.62
2.53
Drive alone
59%
57%
71%
69%
Carpool
4%
6%
9%
9%
Public transit
3%
4%
1%
3%
Walk or bike
1%
3%
1%
3%
Work from home
32%
29%
16%
15%
Other means
2%
2%
2%
2%
Typical commute
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
The rental vacancy rate in Sandy Springs is 5.6%, lower than in Fulton County (7.9%).
Much as in Fulton County, 1.7% of households in Sandy Springs have more than one person per room.
Households in Sandy Springs are smaller: 2.06 people on average; in Fulton County, 2.26.
In Sandy Springs, 59% of workers drive alone to work; in Fulton County, 57%.
Do the math
What would you pay each month for a home in Sandy Springs?
A typical home costs more than the typical income allows
We start with a typical home in Sandy Springs, worth $619,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 59% of the typical household income in Sandy Springs, which is $104,340 a year. For that payment to be 28% of income, a household would need to earn about $219,425 a year.
The calculator's FHA and conventional loan limits are those of all of Fulton County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Sandy Springs. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $21,693 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$5,120
at 7.18% · 30 years
Loan amount
$608,574
Total interest
$875,595
Paid off in
November 2056
Includes $10,467 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $2,435 a month
Tight
$2,435 to $3,130 a month
Hard
more than $3,130 a month
Your payment · 59%
Compared with the typical household income in Sandy Springs ($104,340 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$4,123
Property tax
$465
Home insurance
$258
FHA mortgage insurance (MIP)
$274
You need at least $21,693 for the down payment, plus closing costs.
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.
Total monthly payment $5,120; principal and interest $4,123.
The city and its county
Sandy Springs and Fulton County
Sandy Springs is in Fulton 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).
Sandy Springs
Map of Fulton County, Georgia, with Sandy Springs marked. Around it, the neighboring counties.
Sandy Springs
Fulton County
Other cities with a page
Sandy Springs's own numbers
Typical home value
$619,800
Typical monthly rent
$1,870
Typical yearly household income
$104,340
Households that own their home
50%
Effective property tax rate
0.9%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Fulton 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)
+46%
Homes in a high flood-risk zone
0.9%
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 Fulton County.
A typical home in Sandy Springs is worth $619,800: 35% above the county and 104% above Georgia. With the typical household income in Sandy Springs ($104,340 a year), a typical home costs 5.9 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.
Sandy Springs5.9 years
Fulton4.8 years
Georgia3.9 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Fulton County
According to FHFA’s house price index, home prices in Fulton County rose 98% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Fulton County.
Yearly change in FHFA’s price index in Fulton County, 2016 to 2025
2016: +8.0% +8.0% 2016
2017: +6.2% +6.2% 2017
2018: +7.8% +7.8% 2018
2019: +6.3% +6.3% 2019
2020: +3.4% +3.4% 2020
2021: +10.8% +10.8% 2021
2022: +17.9% +17.9% 2022
2023: +7.2% +7.2% 2023
2024: +2.8% +2.8% 2024
2025: +1.2% +1.2% 2025
Change in FHFA’s price index in Fulton County, Georgia and the United States
Period
County
Georgia
U.S.
Last year (2025)
+1.2%
+2.2%
+2.9%
5 years (2020–2025)
+46%
+58%
+47%
10 years (2015–2025)
+98%
+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
Sandy Springs next to Fulton 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
Sandy Springs$619,800
Fulton$458,800
Georgia$303,300
United States$332,700
Typical monthly rent
Sandy Springs$1,870
Fulton$1,732
Georgia$1,393
United States$1,413
Typical yearly household income
Sandy Springs$104,340
Fulton$95,292
Georgia$77,353
United States$80,734
See the full table
Sandy Springs next to Fulton County and Georgia
Measure
Sandy Springs
Fulton County
Georgia
U.S.
Typical home value
$619,800 ▲35% above the county
$458,800
$303,300
$332,700
Typical monthly rent
$1,870 ▲8% above the county
$1,732
$1,393
$1,413
Typical yearly household income
$104,340 ▲9% above the county
$95,292
$77,353
$80,734
Households that own their home
50% ▼4 points below the county
54%
66%
65%
Typical yearly property tax
$5,553 ▲38% above the county
$4,033
$2,341
$3,119
Effective property tax rate
0.9% ▲0.02 points above the county
0.88%
0.77%
0.94%
Renters with high rent for their income
45% ▼6 points below the county
51%
52%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Fulton 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 Sandy Springs
For a typical $619,800 home in Sandy Springs, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Sandy Springs's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$5,120a month
Least cash to close
Down payment
$21,693
Cash to close
$40,287
Rate
7.18%
Mortgage insurance
FHA MIP · $274
Conventional, 5% down$5,006a month
Down payment
$30,990
Cash to close
$49,584
Rate
7.18%
Mortgage insurance
PMI · $294
Conventional, 20% down, no PMI$4,082a month
Down payment
$123,960
Cash to close
$142,554
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$4,655a month
Down payment
$92,970
Cash to close
$111,564
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Sandy Springs
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$5,120
$21,693
$608,574
7.18%
FHA MIP · $274
$40,287
580
Conventional, 5% down
$5,006
$30,990
$588,810
7.18%
PMI · $294
$49,584
620*
Conventional, 20% down, no PMI
$4,082
$123,960
$495,840
7.18%
None
$142,554
620*
ITIN, 15% down (example)
$4,655
$92,970
$526,830
8.18%
None
$111,564
Set by the lender
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.
Typical rent in Sandy Springs is $1,870 a month: 8% above the county. In Sandy Springs, 45% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Fulton 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.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Fulton County (Fiscal year 2027)
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 Sandy Springs
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Sandy Springs has 4 ZIP codes with their own.
For 2 bedrooms it runs from $2,020 in 30342 to $2,370 in 30328.
4 of the 4 are above the fair market rent for Fulton County ($1,762).
2-bedroom fair market rent in each of the 4 ZIP codes of Sandy Springs, beside the one for Fulton County. For 2 bedrooms it runs from $2,020 in 30342 to $2,370 in 30328. 4 of the 4 are above the fair market rent for Fulton County ($1,762).
2-bedroom fair market rent in each ZIP code
Each line is one ZIP code: in color, those above the county's fair market rent; in gray, the rest.
County: $1,762
Lowest: $2,020 (30342)Highest: $2,370 (30328)
Fair market rent by ZIP code and size in Sandy Springs, fiscal year 2027.
30327
$1,930
$2,010
$2,190
$2,610
$3,100
30328
$2,090
$2,180
$2,370
$2,820
$3,350
30342
$1,780
$1,860
$2,020
$2,410
$2,860
30350
$1,810
$1,880
$2,050
$2,440
$2,900
ZIP code2 bd3 bd
30327 $2,190$2,610
30328 $2,370$2,820
30342 $2,020$2,410
30350 $2,050$2,440
2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Sandy 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 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
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 are 10 HUD-approved agencies with an office in Fulton County; 1 says it serves in Spanish.
No down payment, repair or rent-help program on our list is for Sandy Springs or Fulton County. The ones below are statewide in Georgia: they work in Sandy Springs the same as in the rest of the state.
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.
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.
The HUD-approved agencies closest to the center of Sandy Springs, in a straight line, nearest first. If one says it serves in Spanish, its card says so.
NC
NSC (naca Counseling Subsidiary) - Atlanta, GA
3690 N Peachtree Rd, Atlanta · 5 miles away · Spanish
Short answers with the numbers for Sandy Springs and all of Fulton 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 Sandy Springs?
The typical home value in Sandy Springs is $619,800, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Fulton County it is $458,800.
How much does it cost to rent in Sandy Springs?
Typical rent in Sandy Springs is $1,870 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Fulton County is $1,762.
What is the FHA loan limit in Sandy Springs?
Sandy Springs uses the FHA limit for all of Fulton 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 Sandy Springs?
The typical homeowner in Sandy Springs pays $5,553 a year, according to the U.S. Census Bureau. That is 0.9% of the home’s value; in Fulton County, the rate is 0.88%.
Where can I find free help to buy or rent in Sandy Springs?
There are 10 HUD-approved counseling agencies with an office in Fulton County. 1 says it serves in Spanish. They can help you get ready to buy, with your credit, or with rent.
