In Toccoa, a typical home is worth $178,100 and typical rent is $711 a month. Compared with all of Stephens County, typical rent is 13% lower, typical household income is 12% lower, and the share of households that own their home is 16 points lower.
Typical home value from Zillow, September 2021 to September 2026: from $169,783 to $231,657.
From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).
Toccoa is in Stephens 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 Stephens County. See the county
What this place has that others do not, from public data, most unusual first.
1
Toccoa has the 4th lowest typical rent of the 162 cities in Georgia with more than 5,000 people ($711).
2
58% of households in Toccoa own their home, against 74% in Stephens County.
3
According to Zillow, in the 12 months to September 2026 the typical home value in Toccoa rose 2.8%; in Georgia, it fell 0.6%.
Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data
The homes here
Housing in Toccoa
What homes there are in Toccoa, 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
Toccoa
Stephens County
Georgia
United States
Kind of home: Toccoa and its comparisons
Measure
Toccoa
Stephens County
Georgia
United States
Detached house
74%
70%
66%
61%
Attached house
Unreliable estimate
Unreliable estimate
4%
6%
Building of 2 to 4
12%
6%
5%
8%
Apartments (5 or more)
Unreliable estimate
Unreliable estimate
16%
19%
Mobile home
Unreliable estimate
20%
8%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
In Toccoa, 7 in 10 homes are single-family detached houses; in Stephens County, 7.
Year built
Before 19601960–19791980–19992000–20092010 or laterUnreliable estimate
Toccoa
Stephens County
Georgia
United States
Year built: Toccoa and its comparisons
Measure
Toccoa
Stephens County
Georgia
United States
Before 1960
29%
18%
12%
26%
1960–1979
31%
25%
20%
24%
1980–1999
26%
38%
33%
25%
2000–2009
9%
13%
21%
14%
2010 or later
Unreliable estimate
5%
14%
11%
Homes in Toccoa are older: the typical year built is 1973; in Stephens County, 1983.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Under the limitOver the limitUnreliable estimate
Under $100K15%
$100K–$200K46%
$200K–$300K21%
$300K–$500K15%
$500K–$750KUnreliable
FHA limit: $541,287
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Toccoa and its comparisons
Measure
Toccoa
Under $100K
15%
$100K–$200K
46%
$200K–$300K
21%
$300K–$500K
15%
$500K–$750K
Unreliable estimate
$750K–$1M
Unreliable estimate
$1M or more
Unreliable
With an FHA limit of $541,287, at least 96% of owner-occupied homes in Toccoa sit below it: they are worth less than $500,000.
Monthly rent with utilities
Under the limitOver the limitUnreliable estimate
Under $50026%
$500–$99952%
$1,000–$1,49920%
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: Toccoa and its comparisons
Measure
Toccoa
Under $500
26%
$500–$999
52%
$1,000–$1,499
20%
$1,500–$1,999
Unreliable estimate
$2,000–$2,499
Unreliable estimate
$2,500–$2,999
Unreliable
$3,000 or more
Unreliable
By rent, most homes in Toccoa cost less than HUD's 2-bedroom fair market rent ($1,002): about 78%.
With a mortgage
$1,156 a month
Stephens County: $1,194 a month
Without a mortgage
$429 a month
Stephens County: $448 a month
Owners with a mortgage
51%
Stephens County: 46%
The typical cost for an owner with a mortgage in Toccoa is $1,156 a month, near the figure in Stephens County ($1,194).
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Toccoa+106%
Stephens County+67%
Georgia+72%
United States+53%
Typical rent
ToccoaNo clear change
Stephens CountyNo clear change
Georgia+39%
United States+33%
Typical household income
ToccoaNo clear change
Stephens County+16%
Georgia+32%
United States+29%
Change since 2015–2019: Toccoa and its comparisons
Measure
Toccoa
Stephens County
Georgia
United States
Typical home value
+106%
+67%
+72%
+53%
Typical rent
No clear change
No clear change
+39%
+33%
Typical household income
No clear change
+16%
+32%
+29%
The typical home value in Toccoa rose 106% since 2015–2019, more than in Stephens County (67%).
The typical rent in Toccoa stayed about the same over that time: the difference is within the Census margin of error.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Toccoa and its comparisons
Measure
Toccoa
Stephens 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
2.53
2.48
2.62
2.53
Drive alone
78%
81%
71%
69%
Carpool
15%
8%
9%
9%
Public transit
Unreliable estimate
Unreliable estimate
1%
3%
Walk or bike
Unreliable estimate
3%
1%
3%
Work from home
5%
8%
16%
15%
Other means
Unreliable estimate
Unreliable estimate
2%
2%
Typical commute
10 to 19 minutes
10 to 19 minutes
20 to 29 minutes
20 to 29 minutes
Much as in Stephens County, a household in Toccoa has 2.53 people on average.
More people carpool to work in Toccoa than in Stephens County: 15% against 8%.
Do the math
What would you pay each month for a home in Toccoa?
A typical home is tight for the typical income
We start with a typical home in Toccoa, worth $178,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 36% of the typical household income in Toccoa, which is $48,438 a year. For that payment to be 28% of income, a household would need to earn about $61,907 a year.
The calculator's FHA and conventional loan limits are those of all of Stephens 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 Toccoa. 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 $6,234 (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
$1,445
at 7.18% · 30 years
Loan amount
$174,874
Total interest
$251,602
Paid off in
November 2056
Includes $3,008 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,130 a month
Tight
$1,130 to $1,453 a month
Your payment · 36%
Hard
more than $1,453 a month
Compared with the typical household income in Toccoa ($48,438 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$1,185
Property tax
$107
Home insurance
$74
FHA mortgage insurance (MIP)
$79
You need at least $6,234 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 $1,445; principal and interest $1,185.
The city and its county
Toccoa and Stephens County
Toccoa is in Stephens 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).
Toccoa
Map of Stephens County, Georgia, with Toccoa marked. Around it, the neighboring counties.
Toccoa
Stephens County
Toccoa's own numbers
Typical home value
$178,100
Typical monthly rent
$711
Typical yearly household income
$48,438
Households that own their home
58%
Effective property tax rate
0.72%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Stephens 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)
+64%
Homes in a high flood-risk zone
1.6%
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 Stephens County.
A typical home in Toccoa is worth $178,100: about the same as the county and 41% below Georgia. With the typical household income in Toccoa ($48,438 a year), a typical home costs 3.7 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.
Toccoa3.7 years
Stephens3.2 years
Georgia3.9 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Stephens County
According to FHFA’s house price index, home prices in Stephens County rose 99% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Stephens County.
Yearly change in FHFA’s price index in Stephens County, 2016 to 2025
2016: +3.5% +3.5% 2016
2017: −3.8% −3.8% 2017
2018: +12.0% +12.0% 2018
2019: +5.1% +5.1% 2019
2020: +4.1% +4.1% 2020
2021: +15.5% +15.5% 2021
2022: +15.6% +15.6% 2022
2023: +4.4% +4.4% 2023
2024: +7.5% +7.5% 2024
2025: +9.3% +9.3% 2025
Change in FHFA’s price index in Stephens County, Georgia and the United States
Period
County
Georgia
U.S.
Last year (2025)
+9.3%
+2.2%
+2.9%
5 years (2020–2025)
+64%
+58%
+47%
10 years (2015–2025)
+99%
+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
Toccoa next to Stephens 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
Toccoa$178,100
Stephens$175,300
Georgia$303,300
United States$332,700
Typical monthly rent
Toccoa$711
Stephens$820
Georgia$1,393
United States$1,413
Typical yearly household income
Toccoa$48,438
Stephens$54,754
Georgia$77,353
United States$80,734
See the full table
Toccoa next to Stephens County and Georgia
Measure
Toccoa
Stephens County
Georgia
U.S.
Typical home value
$178,100
$175,300
$303,300
$332,700
Typical monthly rent
$711 ▼13% below the county
$820
$1,393
$1,413
Typical yearly household income
$48,438 ▼12% below the county
$54,754
$77,353
$80,734
Households that own their home
58% ▼16 points below the county
74%
66%
65%
Typical yearly property tax
$1,288 ▼10% below the county
$1,424
$2,341
$3,119
Effective property tax rate
0.72% ▼0.09 points below the county
0.81%
0.77%
0.94%
Renters with high rent for their income
45% ▲1 points above the county
44%
52%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Stephens 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 Toccoa
For a typical $178,100 home in Toccoa, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Toccoa's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$1,444a month
Least cash to close
Down payment
$6,234
Cash to close
$11,577
Rate
7.18%
Mortgage insurance
FHA MIP · $79
Conventional, 5% down$1,412a month
Down payment
$8,905
Cash to close
$14,248
Rate
7.18%
Mortgage insurance
PMI · $85
Conventional, 20% down, no PMI$1,146a month
Down payment
$35,620
Cash to close
$40,963
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$1,311a month
Down payment
$26,715
Cash to close
$32,058
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Toccoa
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$1,444
$6,234
$174,874
7.18%
FHA MIP · $79
$11,577
580
Conventional, 5% down
$1,412
$8,905
$169,195
7.18%
PMI · $85
$14,248
620*
Conventional, 20% down, no PMI
$1,146
$35,620
$142,480
7.18%
None
$40,963
620*
ITIN, 15% down (example)
$1,311
$26,715
$151,385
8.18%
None
$32,058
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 Toccoa is $711 a month: 13% below the county. In Toccoa, 45% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Stephens 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 Stephens County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$761
$14.63
$30,440
1 bedroom
$766
$14.73
$30,640
2 bedrooms
$1,002
$19.27
$40,080
3 bedrooms
$1,287
$24.75
$51,480
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 Toccoa
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Toccoa is in ZIP code 30577.
For 2 bedrooms it is $1,000: $2 less than the fair market rent for Stephens County ($1,002).
Fair market rent by ZIP code and size in Toccoa, fiscal year 2027.
ZIP code
Studio
1 bd
2 bd
3 bd
4 bd
30577
$770
$770
$1,000
$1,280
$1,660
ZIP code2 bd3 bd
30577 $1,000$1,280
1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Toccoa 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.
We found no HUD-approved agencies with an office in Stephens 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 Toccoa or Stephens County. The ones below are statewide in Georgia: they work in Toccoa 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 Toccoa or Stephens 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 Toccoa and all of Stephens 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 Toccoa?
The typical home value in Toccoa is $178,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Stephens County it is $175,300.
How much does it cost to rent in Toccoa?
Typical rent in Toccoa is $711 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Stephens County is $1,002.
What is the FHA loan limit in Toccoa?
Toccoa uses the FHA limit for all of Stephens 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 Toccoa?
The typical homeowner in Toccoa pays $1,288 a year, according to the U.S. Census Bureau. That is 0.72% of the home’s value; in Stephens County, the rate is 0.81%.
Where can I find free help to buy or rent in Toccoa?
We found no HUD-approved counseling agencies with an office in Stephens County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.
