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County in Virginia

James City County, Virginia

James City County, in Virginia, has 81,013 residents: No. 25 of 133 by population. James City County has an FHA limit of $757,850 for one-unit homes. The typical home value here is $447,200. HUD's Fair Market Rent for a 2-bedroom apartment is $1,667 a month; to pay it without spending more than 30% of your income, you need to earn about $32.06 an hour.

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  • Typical home price

    $447,200

    +17% vs. Virginia +34% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • James City
    • Virginia
    • United States

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

  • Fair market rent, 2 bedrooms

    $1,667 a month

    −7% vs. Virginia −5% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • James City
    • Virginia
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $757,850

    FHA high-cost area

    The most you can borrow with an FHA loan for a one-unit home here.

    • James City
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.65% of value per year

    −11% vs. Virginia −31% vs. U.S.

    $2,901 a year for the typical owner

    • James City
    • Virginia
    • United States

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

Market now, with Zillow data

Zillow data
Typical home value
$484,205
1.8% more than 12 months ago
Typical rent
$2,160 a month
5.6% more than 12 months ago

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

Data from October 2026

In short

What is housing like in James City County today?

The monthly payment on a typical home with FHA would be about $3,601, that is, 39% of the typical household income in James City County. For that payment to be 28% of income, a household would need to earn about $154,328 a year; the typical income here is $109,985. Homes here are worth 17% more than the average across Virginia. Here 77% of households live in a home they own; across Virginia it is 67%. This is a high-cost area for FHA: the limit is above the national floor.

Renting is more of a stretch than in Virginia: 55% of renters put 30% or more of their income toward housing, against 49% statewide.

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

Only here

What sets James City County apart

  1. James City County has the highest typical home value in its area: $447,200, more than any of its 6 neighboring counties; next is York County ($433,200).

  2. Nearby, in Surry County, the typical rent is $983: 37% less than in James City County ($1,552).

  3. From 2020 to 2025, home prices in James City County rose 54% on FHFA's index, faster than in Virginia (49%).

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).

The homes here

Housing in James City County

What homes there are in James City County, 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 houses, standing on their own, make up 66% of homes here, against 61% in Virginia.

Year built

Here half of the homes date from 1997 or later; in Virginia, from 1984 or later.

In James City County, 74% of homes have 3 bedrooms or more, more than in Virginia (67%).

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

The FHA loan limit for this county is $757,850, and about 87% of owner-occupied homes in James City County are worth less than that.

Monthly rent with utilities

With a mortgage

$2,179 a month

Virginia: $2,127 a month

Without a mortgage

$696 a month

Virginia: $589 a month

Owners with a mortgage

67%

Virginia: 67%

In James City County, 67% of owners have a mortgage; their typical cost is $2,179 a month, about the same as in Virginia.

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 James City County rose 31%; in Virginia, it rose 41%.

The typical rent in James City County rose 17% over the same time; in Virginia, it rose 28%.

The typical household income in James City County rose 25% over that time; home values changed +31% and rent +17%.

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

MeasureJames City CountyVirginiaUnited States
Rental vacancy 7.6%4.8%5.5%
Homeowner vacancy Unreliable estimate0.8%0.9%
More than one person per room Unreliable estimate2.1%3.4%
People per household 2.492.522.53
Drive alone 72%68%69%
Carpool 7%8%9%
Public transit 2%2%3%
Walk or bike 2%2%3%
Work from home 17%18%15%
Other means Unreliable estimate1%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes

The rental vacancy rate in James City County is 7.6%, higher than in Virginia (4.8%).

Much as in Virginia, a household in James City County has 2.49 people on average.

In James City County, 72% of workers drive alone to work; in Virginia, 68%.

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 in James City County?

A typical home costs more than the typical income allows

We start with a typical home of $447,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 39% of the typical household income here, which is $109,985 a year. For that payment to be 28% of income, a household would need to earn about $154,328 a year.

Your numbers

Local data
$

Starts at the typical home value in James City County. 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 $15,652 (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

$3,601

at 7.18% · 30 years

Loan amount
$439,100
Total interest
$631,762
Paid off in
November 2056

Includes $7,552 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,566 a month

  • Tight

    $2,566 to $3,300 a month

  • Hard

    more than $3,300 a month

    Your payment · 39%

Compared with the typical household income in James City County ($109,985 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,601
Principal & interest$2,975
Property tax$242
Home insurance$186
FHA mortgage insurance (MIP)$198

You need at least $15,652 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.

Buying a home

Buying a home in James City County

Here you'll see how prices have changed, how James City County compares with Virginia and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in James City County rose 71% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here Virginia United States
In 2025 +3.7% +3.7% +2.9%
5 years (2020–2025) +54% +49% +47%
10 years (2015–2025) +71% +75% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

James City County compared with Virginia and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • James City $447,200
  • Virginia $383,700
  • United States $332,700
Typical rent a month
  • James City $1,552
  • Virginia $1,579
  • United States $1,413
Typical household income a year
  • James City $109,985
  • Virginia $93,170
  • United States $80,734
See the full table
James City compared with Virginia and the United States
MeasureHereVirginiaU.S.
Residents81,0138,705,170334,922,499
Typical home value$447,200$383,700$332,700
Typical household income$109,985$93,170$80,734
Typical rent$1,552$1,579$1,413
Fair Market Rent (2 bedrooms)$1,667$1,792$1,750
Hourly wage to rent a 2-bedroom$32.06$34.46$33.65
Typical property tax$2,901$2,790$3,119
Effective tax rate0.65%0.73%0.94%
Households that own their home77%67%65%
Renters spending 30% or more on rent55%49%51%
FHA limit (1 unit)*$757,850$541,287$541,287

FHA limit: Virginia shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in James City County

For a typical $447,200 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $3,601 $15,652 $439,100 7.18% FHA MIP · $198 $29,068 580
Conventional, 5% down $3,519 $22,360 $424,840 7.18% PMI · $212 $35,776 620*
Conventional, 20% down, no PMI $2,852 $89,440 $357,760 7.18% None $102,856 620*
ITIN, 15% down (example) $3,266 $67,080 $380,120 8.18% None $80,496 Set by the lender
  • 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? Closing costs

Loan limits

This is a high-cost area, so FHA limits in James City County are above the national floor. The limit is set for the whole metro area (Virginia Beach-Chesapeake-Norfolk, VA-NC). If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $757,850 $832,750
2 units $970,200 $1,066,250
3 units $1,172,750 $1,288,800
4 units $1,457,450 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in James City County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In James City County, the typical owner pays $2,901 a year: about 0.65% of the home's value. That is less than the rest of Virginia and less than the national average.

  • James City 0.65%
  • Virginia 0.73%
  • United States 0.94%

What Virginia publishes Local exemption or deferral for people 65 and older or with disabilities (Virginia General Assembly (Code of Virginia))

Exemptions and deadlines in Virginia

Is there a flood risk?

According to FEMA, in James City County 1.5% of homes (462) are in a high-risk flood zone. Of those homes, 75% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in James City County

The natural hazards FEMA measures in James City County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

According to FEMA, the natural hazard risk in James City County is relatively low.

FEMA builds that rating from three parts: expected loss, social vulnerability and community resilience.

The loss FEMA expects each year in James City County from all natural hazards is $22.2 million, counting buildings, people and crops.

Of all the hazards, FEMA expects inland flooding to do the most damage to buildings: about $11.7 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively low $11.7 million a year
  2. HurricaneRelatively moderate $3.2 million a year
  3. TornadoRelatively low $834,700 a year
  4. EarthquakeRelatively low $505,458 a year
  5. Coastal floodingRelatively low $266,973 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

James City County is in climate zone 4A of the home energy code (IECC): mixed and humid.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Keep indoor humidity below 60 % (ideally between 30 % and 50 %). A humidity meter is inexpensive and sold at hardware stores. EPA
    • Keep the air conditioner's drip pan clean and its drain line flowing: a plugged drain can cause water damage in the house. ENERGY STAR (EPA)

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Look for drafts at windows and doors: close the window on a piece of paper; if it moves back and forth easily, it needs thicker weather stripping. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$29.98$21.14 and $39.08
Plumbers, pipefitters and steamfitters$29.75$21.98 and $36.25
Heating, air conditioning and refrigeration mechanics$28.59$18.85 and $37.00
Roofers$22.34$18.76 and $28.13
Carpenters$24.76$18.72 and $35.32
Painters, construction and maintenance$22.65$16.75 and $34.64
Maintenance and repair workers, general$22.99$16.54 and $35.87

An electrician earns about $29.98 an hour in the Virginia Beach-Chesapeake-Norfolk, VA-NC area, and a plumber, about $29.75.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in James City County

The typical rent in James City County is $1,552 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

55% of renter households in James City County spend 30% or more of their income on housing. 27% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $1,470 $28.27 $58,800
1 bedroom $1,488 $28.62 $59,520
2 bedrooms $1,667 $32.06 $66,680
3 bedrooms $2,298 $44.19 $91,920
4 bedrooms $2,710 $52.12 $108,400

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in James City County

Programs and counseling in James City County

There is 1 HUD-approved housing counseling agency in James City County. They can help you get ready to buy, with your credit, with rent, or if you've fallen behind on payments.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

A mother holding her baby watches her daughter blow bubbles outdoors.

HUD counseling is free or low-cost

Virginia down payment programs

  1. Down Payment Assistance Grant

    Virginia state agency down payment grant that you do not repay; for first-time buyers, or any buyer in economic opportunity zones, with a Virginia Housing mortgage

    First-time buyers only. Run by Virginia Housing (Virginia Housing Development Authority).

    Grant Verified November 5, 2026

  2. Virginia Housing Plus Second Mortgage

    Virginia Housing 30-year fixed-rate second mortgage of up to 5% of the price for the down payment (and part of the closing costs with a credit score of 680 or higher); for first-time buyers and for people who have owned a home before

    No first-time requirement. Run by Virginia Housing (Virginia Housing Development Authority).

    Type not stated Verified November 5, 2026

  3. Closing Cost Assistance Grant

    Virginia Housing grant that you do not repay, of up to 2% of the price, for the closing costs of buyers with a Virginia Housing RD (Rural Development) or VA loan

    First-time buyers only. Run by Virginia Housing (Virginia Housing Development Authority).

    Grant Verified November 5, 2026

Which programs do I qualify for? See all Virginia programs

Help in Spanish in James City County

None of the 1 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.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this county.

  • James City County Office of Housing Section 8 vouchers (757) 259-5349

Free legal help

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.

Find legal aid (lsc.gov)

Housing counseling nearby

These agencies have an office in James City County. The full list is on the Virginia counselors page. Official HUD list. Confirm hours and fees with the agency before you go.

  • James City County Office of Housing

    5320 Palmer Ln, Williamsburg

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 9 more
    (757) 259-5340
See every agency in Virginia

Places

Cities in James City County

This site has no city pages of James City County. The neighboring counties are below.

Nearby counties

Each row compares its typical value, typical rent and FHA limit with James City County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in James City County in 2026?

James City County has an FHA limit of $757,850 for a one-unit home. For 2 units it's $970,200, for 3 it's $1,172,750 and for 4 it's $1,457,450. It's a high-cost area, so the limit is above the national floor.

What is the conforming loan limit in James City County?

James City County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in James City County?

The typical home value in James City County is $447,200 (Average 2020–2024, U.S. Census). Across Virginia it's $383,700.

How much does it cost to rent in James City County?

James City County has a typical rent of $1,552 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,667 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in James City County?

About $32.06 an hour working full time (2,080 hours a year), or $66,680 a year, so the fair market rent of $1,667 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).