In Thomson, a typical home is worth $161,100 and typical rent is $848 a month. Compared with all of McDuffie County, typical household income is 26% lower, 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 $150,148 to $195,461.
From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).
Thomson is in McDuffie 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 McDuffie County. See the county
What this place has that others do not, from public data, most unusual first.
1
49% of households in Thomson own their home, against 65% in McDuffie County.
2
The typical household income in Thomson is $42,180,26% less than in McDuffie County as a whole ($56,733).
3
According to Zillow, in the 12 months to September 2026 the typical home value in Thomson rose 3.1%; in Georgia, it fell 0.6%.
4
Thomson has the 11th largest share of rent-burdened renters of the 157 cities in Georgia with more than 5,000 people (68%).
Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data
The homes here
Housing in Thomson
What homes there are in Thomson, 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
Thomson
McDuffie County
Georgia
United States
Kind of home: Thomson and its comparisons
Measure
Thomson
McDuffie County
Georgia
United States
Detached house
71%
66%
66%
61%
Attached house
Unreliable estimate
Unreliable estimate
4%
6%
Building of 2 to 4
Unreliable estimate
Unreliable estimate
5%
8%
Apartments (5 or more)
Unreliable estimate
Unreliable estimate
16%
19%
Mobile home
Unreliable estimate
24%
8%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
The detached house rules in Thomson: 71% of homes, more than in McDuffie County (66%).
Year built
Before 19601960–19791980–19992000–20092010 or laterUnreliable estimate
Thomson
McDuffie County
Georgia
United States
Year built: Thomson and its comparisons
Measure
Thomson
McDuffie County
Georgia
United States
Before 1960
17%
13%
12%
26%
1960–1979
37%
28%
20%
24%
1980–1999
28%
40%
33%
25%
2000–2009
15%
13%
21%
14%
2010 or later
Unreliable estimate
7%
14%
11%
In Thomson, half of the homes were built before 1979; in McDuffie County, before 1985.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100KUnreliable
$100K–$200K45%
$200K–$300K23%
$300K–$500KUnreliable
$500K–$750KUnreliable
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Thomson and its comparisons
Measure
Thomson
Under $100K
Unreliable estimate
$100K–$200K
45%
$200K–$300K
23%
$300K–$500K
Unreliable estimate
$500K–$750K
Unreliable
$750K–$1M
Unreliable
$1M or more
Unreliable
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$99961%
$1,000–$1,499Unreliable
$1,500–$1,999Unreliable
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Thomson and its comparisons
Measure
Thomson
Under $500
Unreliable estimate
$500–$999
61%
$1,000–$1,499
Unreliable estimate
$1,500–$1,999
Unreliable estimate
$2,000–$2,499
Unreliable estimate
$2,500–$2,999
Unreliable
$3,000 or more
Unreliable
With a mortgage
$1,283 a month
McDuffie County: $1,364 a month
Without a mortgage
$435 a month
McDuffie County: $438 a month
Owners with a mortgage
68%
McDuffie County: 51%
Owning costs less in Thomson: with a mortgage, the typical cost is $1,283 a month; in McDuffie County, $1,364. Without one, $435.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Thomson+77%
McDuffie County+55%
Georgia+72%
United States+53%
Typical rent
Thomson+20%
McDuffie County+14%
Georgia+39%
United States+33%
Typical household income
Thomson+44%
McDuffie County+31%
Georgia+32%
United States+29%
Change since 2015–2019: Thomson and its comparisons
Measure
Thomson
McDuffie County
Georgia
United States
Typical home value
+77%
+55%
+72%
+53%
Typical rent
+20%
+14%
+39%
+33%
Typical household income
+44%
+31%
+32%
+29%
Since 2015–2019, homes in Thomson gained value faster than in McDuffie County: 77% against 55%.
The typical rent in Thomson rose 20% over the same time; in McDuffie County, it rose 14%.
The typical household income in Thomson rose 44% over that time; home values changed +77% and rent +20%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Thomson and its comparisons
Measure
Thomson
McDuffie 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
2.62
2.64
2.62
2.53
Drive alone
80%
84%
71%
69%
Carpool
Unreliable estimate
6%
9%
9%
Public transit
Unreliable estimate
Unreliable estimate
1%
3%
Walk or bike
Unreliable estimate
Unreliable estimate
1%
3%
Work from home
Unreliable estimate
7%
16%
15%
Other means
Unreliable estimate
Unreliable estimate
2%
2%
Typical commute
10 to 19 minutes
Unreliable estimate
20 to 29 minutes
20 to 29 minutes
A household in Thomson has 2.62 people on average, about the same as in McDuffie County (2.64).
The car rules in Thomson: 80% of workers drive to work alone, and the typical trip takes 10 to 19 minutes.
Do the math
What would you pay each month for a home in Thomson?
A typical home costs more than the typical income allows
We start with a typical home in Thomson, worth $161,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 38% of the typical household income in Thomson, which is $42,180 a year. For that payment to be 28% of income, a household would need to earn about $57,436 a year.
The calculator's FHA and conventional loan limits are those of all of McDuffie 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 Thomson. 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 $5,639 (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
$1,340
at 7.18% · 30 years
Loan amount
$158,182
Total interest
$227,586
Paid off in
November 2056
Includes $2,721 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $984 a month
Tight
$984 to $1,265 a month
Hard
more than $1,265 a month
Your payment · 38%
Compared with the typical household income in Thomson ($42,180 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$1,072
Property tax
$130
Home insurance
$67
FHA mortgage insurance (MIP)
$71
You need at least $5,639 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 $1,340; principal and interest $1,072.
The city and its county
Thomson and McDuffie County
Thomson is in McDuffie 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).
Thomson
Map of McDuffie County, Georgia, with Thomson marked. Around it, the neighboring counties.
Thomson
McDuffie County
Other cities with a page
Thomson's own numbers
Typical home value
$161,100
Typical monthly rent
$848
Typical yearly household income
$42,180
Households that own their home
49%
Effective property tax rate
0.97%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of McDuffie County
FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,329
Price change over 5 years (FHFA)
+53%
Homes in a high flood-risk zone
0.1%
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 McDuffie County.
A typical home in Thomson is worth $161,100: 5% below the county and 47% below Georgia. With the typical household income in Thomson ($42,180 a year), a typical home costs 3.8 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.
Thomson3.8 years
McDuffie3.0 years
Georgia3.9 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in McDuffie County
According to FHFA’s house price index, home prices in McDuffie County rose 86% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of McDuffie County.
Yearly change in FHFA’s price index in McDuffie County, 2016 to 2025
2016: +4.8% +4.8% 2016
2017: +2.0% +2.0% 2017
2018: +3.9% +3.9% 2018
2019: +4.1% +4.1% 2019
2020: +5.3% +5.3% 2020
2021: +12.3% +12.3% 2021
2022: +19.9% +19.9% 2022
2023: +4.3% +4.3% 2023
2024: −0.2% −0.2% 2024
2025: +8.9% +8.9% 2025
Change in FHFA’s price index in McDuffie County, Georgia and the United States
Period
County
Georgia
U.S.
Last year (2025)
+8.9%
+2.2%
+2.9%
5 years (2020–2025)
+53%
+58%
+47%
10 years (2015–2025)
+86%
+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
Thomson next to McDuffie 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
Thomson$161,100
McDuffie$170,200
Georgia$303,300
United States$332,700
Typical monthly rent
Thomson$848
McDuffie$792
Georgia$1,393
United States$1,413
Typical yearly household income
Thomson$42,180
McDuffie$56,733
Georgia$77,353
United States$80,734
See the full table
Thomson next to McDuffie County and Georgia
Measure
Thomson
McDuffie County
Georgia
U.S.
Typical home value
$161,100 ▼5% below the county
$170,200
$303,300
$332,700
Typical monthly rent
$848 ▲7% above the county
$792
$1,393
$1,413
Typical yearly household income
$42,180 ▼26% below the county
$56,733
$77,353
$80,734
Households that own their home
49% ▼16 points below the county
65%
66%
65%
Typical yearly property tax
$1,565 ▲13% above the county
$1,391
$2,341
$3,119
Effective property tax rate
0.97% ▲0.15 points above the county
0.82%
0.77%
0.94%
Renters with high rent for their income
68% ▲13 points above the county
55%
52%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below McDuffie 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 Thomson
For a typical $161,100 home in Thomson, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Thomson's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$1,340a month
Least cash to close
Down payment
$5,639
Cash to close
$10,472
Rate
7.18%
Mortgage insurance
FHA MIP · $71
Conventional, 5% down$1,311a month
Down payment
$8,055
Cash to close
$12,888
Rate
7.18%
Mortgage insurance
PMI · $77
Conventional, 20% down, no PMI$1,070a month
Down payment
$32,220
Cash to close
$37,053
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$1,219a month
Down payment
$24,165
Cash to close
$28,998
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Thomson
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$1,340
$5,639
$158,182
7.18%
FHA MIP · $71
$10,472
580
Conventional, 5% down
$1,311
$8,055
$153,045
7.18%
PMI · $77
$12,888
620*
Conventional, 20% down, no PMI
$1,070
$32,220
$128,880
7.18%
None
$37,053
620*
ITIN, 15% down (example)
$1,219
$24,165
$136,935
8.18%
None
$28,998
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 Thomson is $848 a month: 7% above the county. In Thomson, 68% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of McDuffie County, by unit size. To pay the 2-bedroom one ($1,329 a month) without spending more than 30% of your income, you would need to earn $25.56 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 McDuffie County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$997
$19.17
$39,880
1 bedroom
$1,202
$23.12
$48,080
2 bedrooms
$1,329
$25.56
$53,160
3 bedrooms
$1,672
$32.15
$66,880
4 bedrooms
$2,035
$39.13
$81,400
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 Thomson
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Thomson is in ZIP code 30824.
For 2 bedrooms it is $1,010: $319 less than the fair market rent for McDuffie County ($1,329).
Fair market rent by ZIP code and size in Thomson, fiscal year 2027.
ZIP code
Studio
1 bd
2 bd
3 bd
4 bd
30824
$760
$910
$1,010
$1,270
$1,550
ZIP code2 bd3 bd
30824 $1,010$1,270
1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Thomson 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 Thomson. These are the largest.
White Oak RD Homes1011A Pecan Ct, Thomson 30824198 low-income homes · Run by Housing Authority of the City of Thomson · Average payment: $374 a month · Average wait: 10 months(706) 595-4878
Senior Residences at Thomson138 Kingstown Way, Thomson 3082465 homes, 57 low-income · 1 bd: 30 · 2 bd: 35 · In service since 2007
Thomson Villas642 Forrest Clary Dr, Thomson 3082460 homes, 40 low-income · 2 bd: 20 · 3 bd: 20 · In service since 2005
Independent Living Horizons 71161 Mesena Rd, Thomson 308248 low-income homes · For people with disabilities(706) 312-2950
Rollingwood Place Apartments400 Mendel Ave, Thomson 3082472 homes · 1 bd: 12 · 2 bd: 36 · 3 bd: 24 · In service since 2017
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 McDuffie 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 Thomson or McDuffie County. The ones below are statewide in Georgia: they work in Thomson 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 Thomson or McDuffie 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 Thomson and all of McDuffie 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 Thomson?
The typical home value in Thomson is $161,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in McDuffie County it is $170,200.
How much does it cost to rent in Thomson?
Typical rent in Thomson is $848 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in McDuffie County is $1,329.
What is the FHA loan limit in Thomson?
Thomson uses the FHA limit for all of McDuffie 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 Thomson?
The typical homeowner in Thomson pays $1,565 a year, according to the U.S. Census Bureau. That is 0.97% of the home’s value; in McDuffie County, the rate is 0.82%.
Where can I find free help to buy or rent in Thomson?
We found no HUD-approved counseling agencies with an office in McDuffie County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.
