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City · 9,831 residents · Upson County, Georgia

Thomaston , Georgia

In Thomaston, a typical home is worth $211,000 and typical rent is $811 a month. Compared with all of Upson County, typical household income is 30% lower, the typical home value is 25% higher, and the share of households that own their home is 26 points lower.

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  • Typical home value

    $211,000

    25% above the county

    30% below Georgia

    • Thomaston
    • Upson
    • Georgia

  • Typical rent

    $811a month

    4% below the county

    42% below Georgia

    • Thomaston
    • Upson
    • Georgia

  • Typical household income

    $38,917a year

    30% below the county

    50% below Georgia

    • Thomaston
    • Upson
    • Georgia

  • Households that own their home

    35%

    26 points below the county

    31 points below Georgia

    • Thomaston
    • Upson
    • Georgia

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

Market now, with Zillow data

Zillow data
Typical home value
$179,729
3.5% more than 12 months ago

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

Thomaston is in Upson 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 Upson County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Thomaston apart

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

  1. 35% of households in Thomaston own their home, against 61% in Upson County.

  2. Thomaston has the 6th lowest typical household income of the 162 cities in Georgia with more than 5,000 people ($38,917).

  3. According to Zillow, in the 12 months to September 2026 the typical home value in Thomaston rose 3.5%; in Georgia, it fell 0.6%.

  4. The typical home in Thomaston is worth $211,000, 25% more than in Upson County as a whole ($168,700).

  5. Nearby, in Barnesville, the typical home value is $176,500: 16% less than in Thomaston ($211,000).

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

The homes here

Housing in Thomaston

What homes there are in Thomaston, 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 still the most common home in Thomaston, but it weighs less than in Upson County: 67% against 73%.

Year built

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

$1,510 a month

Upson County: $1,301 a month

Without a mortgage

$488 a month

Upson County: $445 a month

Owners with a mortgage

57%

Upson County: 48%

The typical cost for an owner with a mortgage in Thomaston is $1,510 a month, more than in Upson County ($1,301); without one, $488.

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 Thomaston rose 137%; in Upson County, it rose 81%.

The typical rent in Thomaston rose 30% over the same time; in Upson 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

MeasureThomastonUpson 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 2.422.612.622.53
Drive alone 80%86%71%69%
Carpool Unreliable estimate7%9%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimate3%1%3%
Work from home Unreliable estimate3%16%15%
Other means Unreliable estimateUnreliable estimate2%2%
Typical commute 10 to 19 minutesUnreliable estimate20 to 29 minutes20 to 29 minutes

On average, a household in Thomaston has 2.42 people, fewer than in Upson County (2.61).

To get to work, 80% of workers in Thomaston drive alone; in Upson County, 86%.

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 Thomaston?

A typical home costs more than the typical income allows

We start with a typical home in Thomaston, worth $211,000, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 53% of the typical household income in Thomaston, which is $38,917 a year. For that payment to be 28% of income, a household would need to earn about $73,871 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Thomaston. 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 $7,385 (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

$1,724

at 7.18% · 30 years

Loan amount
$207,178
Total interest
$298,081
Paid off in
November 2056

Includes $3,563 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $908 a month

  • Tight

    $908 to $1,168 a month

  • Hard

    more than $1,168 a month

    Your payment · 53%

Compared with the typical household income in Thomaston ($38,917 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,724
Principal & interest$1,403
Property tax$139
Home insurance$88
FHA mortgage insurance (MIP)$93

You need at least $7,385 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

Thomaston and Upson County

Thomaston is in Upson 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).

Thomaston's own numbers

Typical home value
$211,000
Typical monthly rent
$811
Typical yearly household income
$38,917
Households that own their home
35%
Effective property tax rate
0.79%

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

Numbers for all of Upson 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)
+77%
Homes in a high flood-risk zone
0.7%

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 Upson County.

Everything about Upson County

Buying

Buying a home in Thomaston

A typical home in Thomaston is worth $211,000: 25% above the county and 30% below Georgia. With the typical household income in Thomaston ($38,917 a year), a typical home costs 5.4 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.

  • Thomaston 5.4 years
  • Upson 3.0 years
  • Georgia 3.9 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Upson County

According to FHFA’s house price index, home prices in Upson County rose 132% in the 10 years through 2025.

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

Period County Georgia U.S.
Last year (2025) +3.0% +2.2% +2.9%
5 years (2020–2025) +77% +58% +47%
10 years (2015–2025) +132% +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

Thomaston next to Upson 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
  • Thomaston $211,000
  • Upson $168,700
  • Georgia $303,300
  • United States $332,700
Typical monthly rent
  • Thomaston $811
  • Upson $849
  • Georgia $1,393
  • United States $1,413
Typical yearly household income
  • Thomaston $38,917
  • Upson $55,429
  • Georgia $77,353
  • United States $80,734
See the full table
Thomaston next to Upson County and Georgia
Measure Thomaston Upson County Georgia U.S.
Typical home value $211,000 $168,700 $303,300 $332,700
Typical monthly rent $811 $849 $1,393 $1,413
Typical yearly household income $38,917 $55,429 $77,353 $80,734
Households that own their home 35% 61% 66% 65%
Typical yearly property tax $1,668 $1,433 $2,341 $3,119
Effective property tax rate 0.79% 0.85% 0.77% 0.94%
Renters with high rent for their income 54% 51% 52% 51%

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

For a typical $211,000 home in Thomaston, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Thomaston's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,724a month

    Least cash to close
    Down payment
    $7,385
    Cash to close
    $13,715
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $93

  • Conventional, 5% down $1,685a month

    Down payment
    $10,550
    Cash to close
    $16,880
    Rate
    7.18%
    Mortgage insurance
    PMI · $100

  • Conventional, 20% down, no PMI $1,370a month

    Down payment
    $42,200
    Cash to close
    $48,530
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,565a month

    Down payment
    $31,650
    Cash to close
    $37,980
    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 Thomaston and for Upson County.

Property tax

Effective rate in Thomaston

0.79%of the home’s value each year

$1,668 a year for the typical owner in Thomaston.

  • Thomaston 0.79%
  • Upson 0.85%
  • Georgia 0.77%

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

Exemptions and deadlines in Georgia

Flood risk in Upson County

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

Homes in the high-risk zone
0.7%
84
Of those, with NFIP insurance
15%
County Georgia U.S.
Homes in the high-risk zone 0.7% 2% 3.5%
Of those, with NFIP insurance 15% 43% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Thomaston

Typical rent in Thomaston is $811 a month: 4% below the county. In Thomaston, 54% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Upson 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 Upson 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 $825 $15.87 $33,000
1 bedroom $881 $16.94 $35,240
2 bedrooms $1,002 $19.27 $40,080
3 bedrooms $1,312 $25.23 $52,480
4 bedrooms $1,317 $25.33 $52,680

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 Thomaston

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Thomaston is in ZIP code 30286.

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

  • 30286 $1,000$1,310

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

HUD lists 10 buildings with rents for lower incomes in Thomaston. These are the largest.

  • Triune Village 209 Triune Ave, Thomaston 30286 200 low-income homes · Run by Housing Authority of the City of Thomaston · Average payment: $439 a month · Average wait: 16 months (706) 647-7420
  • Fairview Apartments 300 Avenue F, Thomaston 30286 100 low-income homes · In service since 2005 · For families
  • Thomaston Gardens Apartments 109 W County Rd, Thomaston 30286 100 low-income homes · For families (404) 246-9348
  • Drake Heights 104 Adams St, Thomaston 30286 88 low-income homes · Run by Housing Authority of the City of Thomaston · Average payment: $396 a month · Average wait: 11 months (706) 647-7420
  • Timberfalls Apartments 700 Timberfalls Ct, Thomaston 30286 48 low-income homes · In service since 1999

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

Free help

Help to buy or rent in Thomaston

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

A pregnant woman reads paperwork on the sofa while the grandmother plays with the girl on the floor.

HUD counseling is free or low-cost

Assistance programs in Thomaston

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

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

  • Telamon Corporation - Macon Branch

    2150 Northside Xing, Macon · 36 miles away

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

  • Veterans Center

    320 Lanier Ave W, Fayetteville · 39 miles away

    Also serves in Creole, French, and other languages.

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 9 more
    (678) 792-8387

  • Homefirst Housing Resource Services, Inc.

    688 Walnut St, Macon · 41 miles away

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

All counseling agencies in Georgia

Help in Spanish near Thomaston

None 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 Thomaston

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

  • Housing Authority of the City of Thomaston Public housing (706) 647-7420

All housing agencies in Georgia Source: HUD

Cities

Nearby cities

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

Everything about Upson County Housing in Georgia

Neighboring counties

If Upson 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 Thomaston.

All guides
A man and two girls read a book together on the sofa.

Questions

Housing questions about Thomaston

Short answers with the numbers for Thomaston and all of Upson 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 Thomaston?

The typical home value in Thomaston is $211,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Upson County it is $168,700.

How much does it cost to rent in Thomaston?

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

What is the FHA loan limit in Thomaston?

Thomaston uses the FHA limit for all of Upson 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 Thomaston?

The typical homeowner in Thomaston pays $1,668 a year, according to the U.S. Census Bureau. That is 0.79% of the home’s value; in Upson County, the rate is 0.85%.

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

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