In Swainsboro, a typical home is worth $109,300 and typical rent is $836 a month. Compared with all of Emanuel County, the typical home value is 15% higher, typical rent is 7% higher, and the share of households that own their home is 16 points lower.
Typical home value from Zillow, September 2021 to September 2026: from $91,227 to $129,336.
From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).
Swainsboro is in Emanuel 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 Emanuel County. See the county
What this place has that others do not, from public data, most unusual first.
1
Swainsboro has the 5th smallest share of rent-burdened renters of the 157 cities in Georgia with more than 5,000 people (34%).
2
Swainsboro has the 6th lowest typical home value of the 164 cities in Georgia with more than 5,000 people ($109,300).
3
45% of households in Swainsboro own their home, against 61% in Emanuel County.
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Swainsboro
What homes there are in Swainsboro, 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
Swainsboro
Emanuel County
Georgia
United States
Kind of home: Swainsboro and its comparisons
Measure
Swainsboro
Emanuel County
Georgia
United States
Detached house
70%
57%
66%
61%
Attached house
Unreliable estimate
Unreliable estimate
4%
6%
Building of 2 to 4
19%
8%
5%
8%
Apartments (5 or more)
Unreliable estimate
Unreliable estimate
16%
19%
Mobile home
Unreliable estimate
32%
8%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
Detached houses, standing on their own, make up 70% of homes here, against 57% in Emanuel County.
Year built
Before 19601960–19791980–19992000–20092010 or laterUnreliable estimate
Swainsboro
Emanuel County
Georgia
United States
Year built: Swainsboro and its comparisons
Measure
Swainsboro
Emanuel County
Georgia
United States
Before 1960
16%
15%
12%
26%
1960–1979
39%
31%
20%
24%
1980–1999
30%
33%
33%
25%
2000–2009
Unreliable estimate
15%
21%
14%
2010 or later
Unreliable estimate
7%
14%
11%
In Swainsboro, half of the homes were built before 1978; in Emanuel County, before 1982.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Under the limitOver the limitCould be either sideUnreliable estimate
Under $100K45%
$100K–$200K42%
$200K–$300K10%
$300K–$500K4%
$500K–$750KUnreliable
FHA limit: $541,287
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Swainsboro and its comparisons
Measure
Swainsboro
Under $100K
45%
$100K–$200K
42%
$200K–$300K
10%
$300K–$500K
4%
$500K–$750K
Unreliable
$750K–$1M
Unreliable
$1M or more
Unreliable
With an FHA limit of $541,287, at least 100% of owner-occupied homes in Swainsboro sit below it: they are worth less than $500,000.
Monthly rent with utilities
Under the limitOver the limitUnreliable estimate
Under $50028%
$500–$99936%
$1,000–$1,49937%
HUD fair market rent, 2 bedrooms: $1,002
$1,500–$1,999Unreliable
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Swainsboro and its comparisons
Measure
Swainsboro
Under $500
28%
$500–$999
36%
$1,000–$1,499
37%
$1,500–$1,999
Unreliable estimate
$2,000–$2,499
Unreliable
$2,500–$2,999
Unreliable
$3,000 or more
Unreliable
HUD's 2-bedroom fair market rent (FMR) for Emanuel County is $1,002: about 63% of rents in Swainsboro are below it.
With a mortgage
$1,063 a month
Emanuel County: $1,162 a month
Without a mortgage
$417 a month
Emanuel County: $424 a month
Owners with a mortgage
39%
Emanuel County: 39%
In Swainsboro, 39% of owners have a mortgage, and their typical cost is $1,063 a month, against $1,162 in Emanuel County. Without one it drops to $417.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Swainsboro+52%
Emanuel County+30%
Georgia+72%
United States+53%
Typical rent
Swainsboro+32%
Emanuel County+27%
Georgia+39%
United States+33%
Typical household income
Swainsboro+84%
Emanuel County+41%
Georgia+32%
United States+29%
Change since 2015–2019: Swainsboro and its comparisons
Measure
Swainsboro
Emanuel County
Georgia
United States
Typical home value
+52%
+30%
+72%
+53%
Typical rent
+32%
+27%
+39%
+33%
Typical household income
+84%
+41%
+32%
+29%
The typical home value in Swainsboro rose 52% since 2015–2019, more than in Emanuel County (30%).
The typical rent in Swainsboro rose 32% over the same time; in Emanuel County, it rose 27%.
Here income gained ground: typical income rose 84%, against +52% for home values and +32% for rent.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Swainsboro and its comparisons
Measure
Swainsboro
Emanuel County
Georgia
United States
Rental vacancy
Unreliable estimate
Unreliable estimate
6.8%
5.5%
Homeowner vacancy
Unreliable estimate
Unreliable estimate
1.1%
0.9%
More than one person per room
Unreliable estimate
Unreliable estimate
2.4%
3.4%
People per household
2.73
2.64
2.62
2.53
Drive alone
71%
80%
71%
69%
Carpool
Unreliable estimate
9%
9%
9%
Public transit
Unreliable estimate
Unreliable estimate
1%
3%
Walk or bike
Unreliable estimate
Unreliable estimate
1%
3%
Work from home
9%
6%
16%
15%
Other means
Unreliable estimate
Unreliable estimate
2%
2%
Typical commute
Unreliable estimate
Unreliable estimate
20 to 29 minutes
20 to 29 minutes
A household in Swainsboro has 2.73 people on average, about the same as in Emanuel County (2.64).
To get to work, 71% of workers in Swainsboro drive alone; in Emanuel County, 80%.
Do the math
What would you pay each month for a home in Swainsboro?
A typical home is within reach of the typical income
We start with a typical home in Swainsboro, worth $109,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 22% of the typical household income in Swainsboro, which is $49,750 a year.
The calculator's FHA and conventional loan limits are those of all of Emanuel 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 Swainsboro. 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 $3,826 (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
$912
at 7.18% · 30 years
Loan amount
$107,320
Total interest
$154,408
Paid off in
November 2056
Includes $1,846 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,161 a month
Your payment · 22%
Tight
$1,161 to $1,492 a month
Hard
more than $1,492 a month
Compared with the typical household income in Swainsboro ($49,750 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$727
Property tax
$91
Home insurance
$46
FHA mortgage insurance (MIP)
$48
You need at least $3,826 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 $912; principal and interest $727.
The city and its county
Swainsboro and Emanuel County
Swainsboro is in Emanuel 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).
Swainsboro
Map of Emanuel County, Georgia, with Swainsboro marked. Around it, the neighboring counties.
Swainsboro
Emanuel County
Other cities with a page
Swainsboro's own numbers
Typical home value
$109,300
Typical monthly rent
$836
Typical yearly household income
$49,750
Households that own their home
45%
Effective property tax rate
1%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Emanuel 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)
+53%
Homes in a high flood-risk zone
1.4%
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 Emanuel County.
A typical home in Swainsboro is worth $109,300: 15% above the county and 64% below Georgia. With the typical household income in Swainsboro ($49,750 a year), a typical home costs 2.2 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.
Swainsboro2.2 years
Emanuel1.8 years
Georgia3.9 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Emanuel County
According to FHFA’s house price index, home prices in Emanuel County rose 67% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Emanuel County.
Yearly change in FHFA’s price index in Emanuel County, 2016 to 2025
2016: −0.3% −0.3% 2016
2017: −2.0% −2.0% 2017
2018: +6.7% +6.7% 2018
2019: +0.5% +0.5% 2019
2020: +4.3% +4.3% 2020
2021: +3.3% +3.3% 2021
2022: +14.7% +14.7% 2022
2023: +5.3% +5.3% 2023
2024: +14.7% +14.7% 2024
2025: +6.7% +6.7% 2025
Change in FHFA’s price index in Emanuel County, Georgia and the United States
Period
County
Georgia
U.S.
Last year (2025)
+6.7%
+2.2%
+2.9%
5 years (2020–2025)
+53%
+58%
+47%
10 years (2015–2025)
+67%
+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
Swainsboro next to Emanuel 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
Swainsboro$109,300
Emanuel$94,700
Georgia$303,300
United States$332,700
Typical monthly rent
Swainsboro$836
Emanuel$783
Georgia$1,393
United States$1,413
Typical yearly household income
Swainsboro$49,750
Emanuel$52,772
Georgia$77,353
United States$80,734
See the full table
Swainsboro next to Emanuel County and Georgia
Measure
Swainsboro
Emanuel County
Georgia
U.S.
Typical home value
$109,300 ▲15% above the county
$94,700
$303,300
$332,700
Typical monthly rent
$836 ▲7% above the county
$783
$1,393
$1,413
Typical yearly household income
$49,750 ▼6% below the county
$52,772
$77,353
$80,734
Households that own their home
45% ▼16 points below the county
61%
66%
65%
Typical yearly property tax
$1,096 ▲24% above the county
$884
$2,341
$3,119
Effective property tax rate
1% ▲0.07 points above the county
0.93%
0.77%
0.94%
Renters with high rent for their income
34% ▲5 points above the county
29%
52%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Emanuel 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 Swainsboro
For a typical $109,300 home in Swainsboro, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Swainsboro's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$912a month
Least cash to close
Down payment
$3,826
Cash to close
$7,105
Rate
7.18%
Mortgage insurance
FHA MIP · $48
Conventional, 5% down$892a month
Down payment
$5,465
Cash to close
$8,744
Rate
7.18%
Mortgage insurance
PMI · $52
Conventional, 20% down, no PMI$729a month
Down payment
$21,860
Cash to close
$25,139
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$830a month
Down payment
$16,395
Cash to close
$19,674
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Swainsboro
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$912
$3,826
$107,320
7.18%
FHA MIP · $48
$7,105
580
Conventional, 5% down
$892
$5,465
$103,835
7.18%
PMI · $52
$8,744
620*
Conventional, 20% down, no PMI
$729
$21,860
$87,440
7.18%
None
$25,139
620*
ITIN, 15% down (example)
$830
$16,395
$92,905
8.18%
None
$19,674
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 Swainsboro is $836 a month: 7% above the county. In Swainsboro, 34% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Emanuel 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.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Emanuel County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$825
$15.87
$33,000
1 bedroom
$920
$17.69
$36,800
2 bedrooms
$1,002
$19.27
$40,080
3 bedrooms
$1,337
$25.71
$53,480
4 bedrooms
$1,675
$32.21
$67,000
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 Swainsboro
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Swainsboro is in ZIP code 30401.
For 2 bedrooms it is $1,040: $38 more than the fair market rent for Emanuel County ($1,002).
Fair market rent by ZIP code and size in Swainsboro, fiscal year 2027.
ZIP code
Studio
1 bd
2 bd
3 bd
4 bd
30401
$860
$960
$1,040
$1,390
$1,740
ZIP code2 bd3 bd
30401 $1,040$1,390
1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Swainsboro 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)
HUD lists 7 buildings with rents for lower incomes in Swainsboro. These are the largest.
V WMS & Hillcrest Apts406 N Racetrack St, Swainsboro 30401244 low-income homes · Run by Housing Authority of the City of Swainsboro · Homes at several sites(478) 237-7381
Swainsboro Housing Authority424 McLeod Bridge Rd, Swainsboro 3040182 low-income homes · For older adults(478) 237-7381
Jordan Estates221 E Pine St, Swainsboro 3040150 low-income homes · 1 bd: 8 · 2 bd: 34 · 3 bd: 8 · In service since 2005
Swainsboro Presbyterian Apartments310 Mary Ann St, Swainsboro 3040150 low-income homes · For older adults(478) 237-3511
Summerset Apartments317 Mary Ann St, Swainsboro 3040130 low-income homes · In service since 1995
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 Emanuel County. The nearest ones are below; many serve by phone or online.
No down payment, repair or rent-help program on our list is for Swainsboro or Emanuel County. The ones below are statewide in Georgia: they work in Swainsboro 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.
No legal help resource on our list is for Swainsboro or Emanuel County in particular.
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.
Short answers with the numbers for Swainsboro and all of Emanuel 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 Swainsboro?
The typical home value in Swainsboro is $109,300, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Emanuel County it is $94,700.
How much does it cost to rent in Swainsboro?
Typical rent in Swainsboro is $836 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Emanuel County is $1,002.
What is the FHA loan limit in Swainsboro?
Swainsboro uses the FHA limit for all of Emanuel 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 Swainsboro?
The typical homeowner in Swainsboro pays $1,096 a year, according to the U.S. Census Bureau. That is 1% of the home’s value; in Emanuel County, the rate is 0.93%.
Where can I find free help to buy or rent in Swainsboro?
We found no HUD-approved counseling agencies with an office in Emanuel County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.
