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City · 6,469 residents · Denton County, Texas

Savannah , Texas

In Savannah, a typical home is worth $400,000 and typical rent is $2,000 a month. Compared with all of Denton County, typical household income is 28% higher, typical rent is 16% higher, and the share of households that own their home is 6 points higher.

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  • Typical home value

    $400,000

    9% below the county

    41% above Texas

    • Savannah
    • Denton
    • Texas

  • Typical rent

    $2,000a month

    16% above the county

    43% above Texas

    • Savannah
    • Denton
    • Texas

  • Typical household income

    $142,868a year

    28% above the county

    82% above Texas

    • Savannah
    • Denton
    • Texas

  • Households that own their home

    72%

    6 points above the county

    9 points above Texas

    • Savannah
    • Denton
    • Texas

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

Savannah is in Denton County. The FHA loan limit ($563,500 for a one-unit home), the fair market rents and the help on this page are those of all of Denton County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Savannah apart

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

  1. The typical household income in Savannah is $142,868, 28% more than in Denton County as a whole ($111,498).

  2. The typical rent in Savannah is $2,000 a month, 16% more than in Denton County as a whole ($1,728).

  3. 72% of households in Savannah own their home, against 65% in Denton County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Savannah

What homes there are in Savannah, 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

In Savannah, 9 in 10 homes are single-family detached houses; in Denton County, 7.

Year built

The typical home in Savannah was built in 2008, 5 years after the typical one in Denton County.

Homes in Savannah are bigger: 90% have 3 bedrooms or more; in Denton County, 71%.

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

$2,654 a month

Denton County: $2,676 a month

Without a mortgage

$1,050 a month

Denton County: $1,045 a month

Owners with a mortgage

87%

Denton County: 71%

In Savannah, 87% of owners have a mortgage; their typical cost is $2,654 a month, about the same as in Denton County.

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 Savannah rose 68%; in Denton County, it rose 57%.

The typical rent in Savannah stayed about the same over that time: the difference is within the Census margin of error.

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

MeasureSavannahDenton CountyTexasUnited States
Rental vacancy Unreliable estimate4.8%7.7%5.5%
Homeowner vacancy Unreliable estimate0.7%1.1%0.9%
More than one person per room Unreliable estimate2.9%4.8%3.4%
People per household 2.962.682.692.53
Drive alone 53%66%71%69%
Carpool Unreliable estimate8%10%9%
Public transit Unreliable estimate0%1%3%
Walk or bike Unreliable estimate1%2%3%
Work from home 33%24%14%15%
Other means Unreliable estimate2%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Households in Savannah are bigger: 2.96 people on average; in Denton County, 2.68.

In Savannah, 33% of workers work from home, more than in Denton County (24%).

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 Savannah?

A typical home is tight for the typical income

We start with a typical home in Savannah, worth $400,000, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 31% of the typical household income in Savannah, which is $142,868 a year. For that payment to be 28% of income, a household would need to earn about $157,610 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Savannah. 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 $14,000 (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

$3,678

at 7.18% · 30 years

Loan amount
$392,755
Total interest
$565,082
Paid off in
November 2056

Includes $6,755 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $3,334 a month

  • Tight

    $3,334 to $4,286 a month

    Your payment · 31%

  • Hard

    more than $4,286 a month

Compared with the typical household income in Savannah ($142,868 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,678
Principal & interest$2,661
Property tax$673
Home insurance$167
FHA mortgage insurance (MIP)$177

You need at least $14,000 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

Savannah and Denton County

Savannah is in Denton County, Texas. 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).

Savannah's own numbers

Typical home value
$400,000
Typical monthly rent
$2,000
Typical yearly household income
$142,868
Households that own their home
72%
Effective property tax rate
2.02%

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

Numbers for all of Denton County

FHA limit, one-unit home
$563,500
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,807
Price change over 5 years (FHFA)
+46%
Homes in a high flood-risk zone
0.8%

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 Denton County.

Everything about Denton County

Buying

Buying a home in Savannah

A typical home in Savannah is worth $400,000: 9% below the county and 41% above Texas. With the typical household income in Savannah ($142,868 a year), a typical home costs 2.8 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.

  • Savannah 2.8 years
  • Denton 3.9 years
  • Texas 3.6 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Denton County

According to FHFA’s house price index, home prices in Denton County rose 101% in the 10 years through 2025.

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

Period County Texas U.S.
Last year (2025) −0.9% +0.8% +2.9%
5 years (2020–2025) +46% +44% +47%
10 years (2015–2025) +101% +88% +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

Savannah next to Denton County, Texas and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Savannah $400,000
  • Denton $437,200
  • Texas $283,800
  • United States $332,700
Typical monthly rent
  • Savannah $2,000
  • Denton $1,728
  • Texas $1,403
  • United States $1,413
Typical yearly household income
  • Savannah $142,868
  • Denton $111,498
  • Texas $78,476
  • United States $80,734
See the full table
Savannah next to Denton County and Texas
Measure Savannah Denton County Texas U.S.
Typical home value $400,000 $437,200 $283,800 $332,700
Typical monthly rent $2,000 $1,728 $1,403 $1,413
Typical yearly household income $142,868 $111,498 $78,476 $80,734
Households that own their home 72% 65% 63% 65%
Typical yearly property tax $8,090 $7,055 $4,232 $3,119
Effective property tax rate 2.02% 1.61% 1.49% 0.94%

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

For a typical $400,000 home in Savannah, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Savannah's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,678a month

    Least cash to close
    Down payment
    $14,000
    Cash to close
    $26,000
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $177

  • Conventional, 5% down $3,604a month

    Down payment
    $20,000
    Cash to close
    $32,000
    Rate
    7.18%
    Mortgage insurance
    PMI · $190

  • Conventional, 20% down, no PMI $3,008a month

    Down payment
    $80,000
    Cash to close
    $92,000
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,378a month

    Down payment
    $60,000
    Cash to close
    $72,000
    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 Savannah and for Denton County.

Property tax

Effective rate in Savannah

2.02%of the home’s value each year

$8,090 a year for the typical owner in Savannah.

  • Savannah 2.02%
  • Denton 1.61%
  • Texas 1.49%

What Texas publishes School-district homestead exemption (Texas Comptroller of Public Accounts)

Exemptions and deadlines in Texas

Flood risk in Denton County

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

Homes in the high-risk zone
0.8%
1,994
Of those, with NFIP insurance
28%
County Texas U.S.
Homes in the high-risk zone 0.8% 4.1% 3.5%
Of those, with NFIP insurance 28% 48% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Savannah

Typical rent in Savannah is $2,000 a month: 16% above the county.

HUD publishes a fair market rent for all of Denton County, by unit size. To pay the 2-bedroom one ($1,807 a month) without spending more than 30% of your income, you would need to earn $34.75 an hour working full time.

HUD fair market rent for all of Denton 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 $1,491 $28.67 $59,640
1 bedroom $1,536 $29.54 $61,440
2 bedrooms $1,807 $34.75 $72,280
3 bedrooms $2,275 $43.75 $91,000
4 bedrooms $2,892 $55.62 $115,680

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 Savannah

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Savannah is in ZIP code 76227.

For 2 bedrooms it is $2,300: $493 more than the fair market rent for Denton County ($1,807).

  • 76227 $2,300$2,900

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

Free help

Help to buy or rent in Savannah

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

A young woman and a young man point to a line in their notes beside a laptop in a library.

HUD counseling is free or low-cost

Assistance programs in Savannah

No down payment, repair or rent-help program on our list is for Savannah or Denton County. The ones below are statewide in Texas: they work in Savannah the same as in the rest of the state.

Which programs do I qualify for? All programs in Texas

  • My First Texas Home

    Statewide in Texas

    Texas state program for first-time buyers: a 30-year mortgage with down payment assistance. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    DeferredForgivable

    See the program Official page

  • My Choice Texas Home

    Statewide in Texas

    Texas state program with down payment assistance for any buyer, not only first-time buyers. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    DeferredForgivable

    See the program Official page

  • Texas Mortgage Credit Certificate (MCC)

    Statewide in Texas

    Limited funds remain, per the source

    Texas state certificate that turns part of your mortgage interest into a credit on your federal tax return. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    Tax credit

    See the program Official page

Housing counselors near Savannah

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

  • Balance - Dallas

    8330 Lbj Fwy, Dallas · 23 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    (800) 777-7526

  • Transformance DBA Services of Hope Entities

    1137 Conveyor Ln Ste 107, Dallas · 29 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (214) 276-0235

  • Dallas County Home Loan Counseling Center

    2377 N Stemmons Fwy, Dallas · 29 miles away

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 4 more
    (214) 819-6060

All counseling agencies in Texas

Help in Spanish near Savannah

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 Savannah

In HUD’s record, no housing authority with an office in Denton County is named for Savannah or Denton County.

One other authority has an office in Denton County: see the list Source: HUD

Cities

Other cities in Denton County

These cities are also in Denton County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Denton County Housing in Texas
See 11 more cities in Denton County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

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

Neighboring counties

If Denton 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 Savannah.

All guides
A smiling girl holds up a small mushroom she found on a forest outing.

Questions

Housing questions about Savannah

Short answers with the numbers for Savannah and all of Denton 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 Savannah?

The typical home value in Savannah is $400,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Denton County it is $437,200.

How much does it cost to rent in Savannah?

Typical rent in Savannah is $2,000 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Denton County is $1,807.

What is the FHA loan limit in Savannah?

Savannah uses the FHA limit for all of Denton County (2026): $563,500 for a one-unit home and $1,083,650 for a four-unit home.

How much property tax do owners pay in Savannah?

The typical homeowner in Savannah pays $8,090 a year, according to the U.S. Census Bureau. That is 2.02% of the home’s value; in Denton County, the rate is 1.61%.

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

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