Georgia · GEOID 13173

Lanier County

2024 ACS 5-year estimates · population 10,221 · 4,172 housing units

Median household income

$47,186

State $79,556

Median home value

$162,300

State $310,585

Median gross rent

$913

State $1,398

Homeownership rate

73.2%

State 65.7%

Renter cost-burden rate

55.2%

≥30% of income

Owner cost-burden rate

28.6%

≥30% of income

Homeowner vacancy

0.5%

Of owner-occupied + for-sale units

Rental vacancy

2.9%

Of renter-occupied + for-rent units

Overall vacancy

16.5%

All housing units

Price-to-income ratio

3.44

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Lanier County	Georgia
Population	10,221	10,940,407
Population density (per sq. mi.)	52.01	—
Median household income	$47,186	$79,556
HUD Area Median Income (4-person, 100%)	$82,600	—
Households	3,483	—
Average household size	2.82 people	—
Owner-occupied	73.2%	65.7%
Renter-occupied	26.8%	34.3%
Race	65.4% White · 24.2% Black	0.0% White · 0.0% Black

Source: ACS 5-year 2024 (Tables DP05, S1101, DP04, S1901) and Census Gazetteer (land area); HUD FY2026 Income Limits.

Racial composition

Lanier County compared with Georgia.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

19.3% hold a bachelor's degree or higher (state: 34.9%).

Source: ACS 5-year 2024, Table S1501.

Median Household Income by Tenure

Owner-occupied vs. renter-occupied household income, county and state.

Source: ACS 5-year 2024, Table B25119.

Median Household Income by Age of Householder

Median household income by age group of householder.

Source: ACS 5-year 2024, Table B19049.

Median Household Income by Number of Earners

Median household income for families with each earner count.

Source: ACS 5-year 2024, Table S1903.

Household Size

Distribution of households by number of people.

Source: ACS 5-year 2024, Table S2501.

Income by Number of Earners

Earners	Share	Median income	Attainable monthly housing cost	Attainable home
0 earners	25.3%	$22,157	$554	$51,456
1 earner	29.2%	$46,630	$1,166	$142,553
2 earners	37.8%	$93,912	$2,348	$318,553
3+ earners	7.7%	$150,313	$3,758	$528,496

Attainable monthly housing cost = 30% of gross income ÷ 12. Attainable home price assumes 30% housing budget, 30-yr mortgage at 7%, 5% down.

Source: ACS 5-year 2024, Table S1903; affordability formula derived.

Households

3,483

Average size: 2.82 people

Households with children

1,012

29.1% of households

Per-capita income

$25,942

Poverty rate: 21.6%

Section 2

Residential Market Analysis

Housing stock characteristics — tenure, type, age, size, vacancy, rents.

Tenure

73.2% owner-occupied vs. state average 65.7%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 61.9% · Missing middle (2–19 units) 1.8%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

19.6% built before 1980 · Median structure age 1,996.00 yrs.

Source: ACS 5-year 2024, Table S2504.

Housing size mismatch

Compares the share of housing units by bedroom count against the share of households by size — a common diagnostic of housing supply/demand alignment.

Source: ACS 5-year 2024, Tables B25041 (bedrooms) and S2501 (household size).

Home value distribution

Owner-occupied homes by value bracket. Median: $162,300.

Source: ACS 5-year 2024, Table DP04.

Monthly Housing Costs

Distribution of monthly housing costs across all occupied units.

Source: ACS 5-year 2024, Table B25104.

Number of Bedrooms

Housing units by number of bedrooms.

Source: ACS 5-year 2024, Table B25041.

Median rent by bedroom

Overall median gross rent: $913.

Source: ACS 5-year 2024, Table B25031.

Renters by age

Number of renter householders by age bracket.

Source: ACS 5-year 2024, Table S2502.

Owners by age

Number of owner householders by age bracket.

Source: ACS 5-year 2024, Table S2502.

Vacancy composition

All 689 vacant units split into Census's seven categories. Frictional vacancy (units actively on the market) reflects healthy churn. Structural vacancy (seasonal, migrant, other) sits outside the market for year-round residents — high values change how the headline vacancy rate should be read.

Vacant units by type

For sale 1.9% · For rent 4.1% · Seasonal 6.4% · Other 87.7%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

6.0% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 94.0% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

1.1%

44 units of 4,172 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

14.5%

604 units of 4,172 total

⚑ Above the 5% threshold — possible indicator of disinvestment, abandonment, or condemned stock.

Section 3

Workforce Housing Needs Assessment

Affordability, cost burden, and the housing options for households in the workforce income range.

Workforce range — ACS median household income

80% MHI$37,749

100% MHI$47,186

120% MHI$56,623

County-wide median from ACS 5-year estimates. A household at 100% MHI in Lanier County should be able to afford a home up to roughly — (30% housing budget, default mortgage terms).

Workforce range — HUD Area Median Income

	1-person	2-person	4-person
80% AMI	$46,300	$52,900	$66,100
100% AMI	$57,820	$66,080	$82,600
120% AMI	$69,400	$79,300	$99,100

HUD FMR Area: Valdosta, GA MSA. 80% AMI uses HUD's published Section 8 Low Income Limits; 100% is HUD MFI; 120% is the standard workforce convention.

Affordability calculator

Follows the standard 30%-of-gross-income affordability rule.

Income basis Household income Interest rate % Down payment % Taxes & insurance / yr

Affordable monthly—

Affordable home price—

Renter cost burden

55.2% of renter households spend ≥30% of income on rent (22.3% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

28.6% of homeowners spend ≥30% of income on housing. Bars show counts of cost-burdened owners by income bracket.

Source: ACS 5-year 2024, Table B25106.

Household income — owners vs renters

Distribution of household income for owner-occupied (navy) and renter-occupied (gold) households.

Source: ACS 5-year 2024, Table B25118.

Section 4

Industry & Workforce Wages

Employment, average wages, and the housing each industry's typical earner can afford in Lanier County.

Covered employment

1,123

Across 11 sectors

Establishments

QCEW 2024

Avg annual pay (workforce)

$43,895

Employment-weighted across sectors

Top 10 sectors by employment

Annual average employment by NAICS 2-digit sector. Counties with fewer than five covered establishments in a sector may show suppressed totals.

Source: BLS QCEW Annual Averages, 2024.

Attainable housing by industry

Industry	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 61 Educational services NAICS 61	263	$41,602	$123,837	−$38,463	$1,040
NAICS 62 Health care and social assistance NAICS 62	201	$53,971	$169,879	+$7,579	$1,349
NAICS 23 Construction NAICS 23	196	$46,704	$142,829	−$19,471	$1,168
NAICS 92 Public administration NAICS 92	145	$41,747	$124,377	−$37,923	$1,044
NAICS 44-45 Retail trade NAICS 44-45	101	$33,631	$94,166	−$68,134	$841
NAICS 31-33 Manufacturing NAICS 31-33	76	$42,989	$129,000	−$33,300	$1,075
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	72	$42,378	$126,726	−$35,574	$1,059
NAICS 48-49 Transportation and warehousing NAICS 48-49	31	$39,711	$116,798	−$45,502	$993
NAICS 81 Other services (except public administration) NAICS 81	20	$23,728	$57,304	−$104,996	$593
NAICS 54 Professional, scientific, and technical services NAICS 54	14	$48,269	$148,654	−$13,646	$1,207
NAICS 99 Unclassified NAICS 99	4	$50,079	$155,392	−$6,908	$1,252

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 611 Educational services NAICS 611	263	$41,602	$123,837	−$38,463	$1,040
NAICS 622 Hospitals NAICS 622	142	$59,407	$190,114	+$27,814	$1,485
NAICS 722 Food services and drinking places NAICS 722	125	$17,618	$34,561	−$127,739	$440
NAICS 922 Justice, public order, and safety activities NAICS 922	78	$44,435	$134,383	−$27,917	$1,111
NAICS 921 Executive, legislative, and other general government support NAICS 921	64	$38,368	$111,799	−$50,501	$959
NAICS 238 Specialty trade contractors NAICS 238	39	$39,337	$115,406	−$46,894	$983
NAICS 441 Motor vehicle and parts dealers NAICS 441	18	$27,264	$70,466	−$91,834	$682
NAICS 445 Food and beverage retailers NAICS 445	18	$33,455	$93,511	−$68,789	$836
NAICS 491 Postal service NAICS 491	14	$62,018	$199,833	+$37,533	$1,550
NAICS 541 Professional, scientific, and technical services NAICS 541	14	$48,269	$148,654	−$13,646	$1,207
NAICS 485 Transit and ground passenger transportation NAICS 485	13	$16,915	$31,944	−$130,356	$423
NAICS 623 Nursing and residential care facilities NAICS 623	8	$35,214	$100,059	−$62,241	$880
NAICS 488 Support activities for transportation NAICS 488	4	$35,723	$101,954	−$60,346	$893
NAICS 999 Unclassified NAICS 999	4	$50,079	$155,392	−$6,908	$1,252
NAICS 621 Ambulatory health care services NAICS 621	2	$62,869	$203,000	+$40,700	$1,572
NAICS 924 Administration of environmental quality programs NAICS 924	2	$44,136	$133,270	−$29,030	$1,103
NAICS 926 Administration of economic programs NAICS 926	1	$43,545	$131,070	−$31,230	$1,089

Affordable home price assumes the industry's average earner uses 30% of gross income for housing, with a 30-year mortgage at 7%, 5% down, $2,500/yr taxes & insurance, and 0.5% PMI. Adjust the Section 3 calculator for other terms. Affordable rent is 30% of monthly gross pay.

Source: BLS QCEW Annual Averages, 2024; ACS 5-year 2024 (median home value).

Section 5

Wages by Occupation

Selected essential-worker occupations for the MSA or nonmetropolitan area containing this county — jobs, the 10-year change, wages, and the housing each typical earner can afford. Both jobs counts and wages are reported at the MSA / nonmetropolitan-area level (BLS does not publish OEWS at the county level), so every county inside the same area shows the same numbers. For county-accurate employment totals, see Section 4 above.

Occupational wages and affordable housing

Occupation	2025 jobs	2015–2025 change	% change	Hourly wage	Annual wage	Affordable home price	Affordable monthly rent
Waiters and Waitresses SOC 35-3031	1,150	(270)	(19%)	$11.41	$23,730	$57,312	$593
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	2,380	430	22%	$12.07	$25,110	$62,448	$628
Cashiers SOC 41-2011	1,490	(270)	(15%)	$12.47	$25,940	$65,538	$649
Childcare Workers SOC 39-9011	400	—	—	$12.51	$26,020	$65,836	$651
Retail Salespersons SOC 41-2031	1,940	(170)	(8%)	$14.64	$30,450	$82,326	$761
Janitors and Cleaners SOC 37-2011	840	310	58%	$14.98	$31,150	$84,931	$779
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	470	140	42%	$16.32	$33,950	$95,354	$849
Construction Laborers SOC 47-2061	340	(190)	(36%)	$17.03	$35,410	$100,789	$885
Tellers SOC 43-3071	170	(70)	(29%)	$17.24	$35,850	$102,426	$896
Firefighters SOC 33-2011	190	50	36%	$17.98	$37,390	$108,159	$935
Office Clerks, General SOC 43-9061	870	(280)	(24%)	$18.08	$37,610	$108,978	$940
Carpenters SOC 47-2031	40	(70)	(64%)	$19.82	$41,220	$122,415	$1,031
Maintenance and Repair Workers, General SOC 49-9071	720	20	3%	$22.30	$46,370	$141,585	$1,159
Police and Sheriff's Patrol Officers SOC 33-3051	270	(30)	(10%)	$23.28	$48,430	$149,253	$1,211
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	80	(20)	(20%)	$24.16	$50,240	$155,991	$1,256
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	1,110	220	25%	$25.17	$52,340	$163,808	$1,309
Electricians SOC 47-2111	450	300	200%	$25.38	$52,790	$165,483	$1,320
Elementary School Teachers, Except Special Education SOC 25-2021	570	50	10%	—	$67,690	$220,946	$1,692
Registered Nurses SOC 29-1141	1,110	100	10%	$37.48	$77,970	$259,211	$1,949

Affordable home price uses the same Section 3 formula (30% housing budget, 30-year mortgage at 7%, 5% down, $2,500/yr T&I, 0.5% PMI). Affordable rent is 30% of monthly wages. Negative job-change values are shown in red parentheses. A "prior-year code differs" note flags occupations whose SOC code changed between the two vintages (2010 SOC → 2018 SOC) — the change estimate is best-effort.

Source: BLS OEWS May 2025 (10-year change vs. May 2015). Jobs counts and wages reflect the MSA or nonmetropolitan area containing this county, not the county alone — OEWS is not published at the county level.

Methodology & sources

All figures derive from the 2024 American Community Survey 5-year estimates. State and national comparisons are population-weighted aggregates of county-level estimates (an approximation; ACS publishes its own state and national medians which can differ slightly).

The affordability calculator uses a 30% housing-budget rule with a 30-year mortgage. Defaults are 7% interest, 5% down, $2,500/year taxes and insurance, and 0.5% PMI — adjustable above.

Variables: 13173 · pulled from Full Housing Data Table.xlsx.