Georgia · GEOID 13281

Towns County

2024 ACS 5-year estimates · population 12,913 · 8,808 housing units

Median household income

$59,135

State $79,556

Median home value

$316,100

State $310,585

Median gross rent

$808

State $1,398

Homeownership rate

82.3%

State 65.7%

Renter cost-burden rate

58.0%

≥30% of income

Owner cost-burden rate

23.3%

≥30% of income

Homeowner vacancy

1.8%

Of owner-occupied + for-sale units

Rental vacancy

13.6%

Of renter-occupied + for-rent units

Overall vacancy

32.7%

All housing units

Price-to-income ratio

5.35

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Towns County	Georgia
Population	12,913	10,940,407
Population density (per sq. mi.)	77.57	—
Median household income	$59,135	$79,556
HUD Area Median Income (4-person, 100%)	$78,700	—
Households	5,924	—
Average household size	2.03 people	—
Owner-occupied	82.3%	65.7%
Renter-occupied	17.7%	34.3%
Race	93.1% White · 1.5% 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

Towns County compared with Georgia.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

31.0% 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	36.1%	$64,107	$1,603	$207,608
1 earner	33.3%	$61,250	$1,531	$196,974
2 earners	25.9%	$103,875	$2,597	$355,638
3+ earners	4.7%	$122,679	$3,067	$425,633

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

5,924

Average size: 2.03 people

Households with children

734

12.4% of households

Per-capita income

$42,549

Poverty rate: 15.5%

Section 2

Residential Market Analysis

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

Tenure

82.3% owner-occupied vs. state average 65.7%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 73.4% · Missing middle (2–19 units) 7.0%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

24.2% built before 1980 · Median structure age 1,995.00 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: $316,100.

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: $808.

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 2,884 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 3.1% · For rent 6.0% · Seasonal 76.1% · Other 11.7%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

12.2% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 87.8% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

24.9%

2,194 units of 8,808 total

⚑ Above the 10% threshold — meaningful pressure on year-round residents from second-home / short-term-rental demand.

"Other vacant" share of all housing

3.8%

338 units of 8,808 total

Census "Other vacant" — units off the market for reasons other than seasonal, migrant, sale, or rental.

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$47,308

100% MHI$59,135

120% MHI$70,962

County-wide median from ACS 5-year estimates. A household at 100% MHI in Towns 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	$44,100	$50,400	$62,950
100% AMI	$55,090	$62,960	$78,700
120% AMI	$66,100	$75,550	$94,450

HUD FMR Area: Towns County, GA. 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

58.0% of renter households spend ≥30% of income on rent (37.6% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

23.3% 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 Towns County.

Covered employment

1,656

Across 13 sectors

Establishments

291

QCEW 2024

Avg annual pay (workforce)

$44,959

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 44-45 Retail trade NAICS 44-45	436	$26,966	$69,357	−$246,743	$674
NAICS 61 Educational services NAICS 61	242	$40,245	$118,786	−$197,314	$1,006
NAICS 23 Construction NAICS 23	239	$78,162	$259,926	−$56,174	$1,954
NAICS 92 Public administration NAICS 92	212	$44,771	$135,633	−$180,467	$1,119
NAICS 54 Professional, scientific, and technical services NAICS 54	105	$56,439	$179,066	−$137,034	$1,411
NAICS 53 Real estate and rental and leasing NAICS 53	94	$43,375	$130,437	−$185,663	$1,084
NAICS 48-49 Transportation and warehousing NAICS 48-49	81	$45,420	$138,049	−$178,051	$1,136
NAICS 52 Finance and insurance NAICS 52	68	$72,303	$238,117	−$77,983	$1,808
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	61	$41,419	$123,156	−$192,944	$1,035
NAICS 51 Information NAICS 51	53	$27,841	$72,614	−$243,486	$696
NAICS 62 Health care and social assistance NAICS 62	32	$28,764	$76,050	−$240,050	$719
NAICS 81 Other services (except public administration) NAICS 81	23	$30,650	$83,070	−$233,030	$766
NAICS 99 Unclassified NAICS 99	10	$55,620	$176,017	−$140,083	$1,391

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 722 Food services and drinking places NAICS 722	460	$22,094	$51,222	−$264,878	$552
NAICS 611 Educational services NAICS 611	242	$40,245	$118,786	−$197,314	$1,006
NAICS 921 Executive, legislative, and other general government support NAICS 921	197	$42,607	$127,578	−$188,522	$1,065
NAICS 621 Ambulatory health care services NAICS 621	176	$50,891	$158,414	−$157,686	$1,272
NAICS 236 Construction of buildings NAICS 236	125	$103,357	$353,710	+$37,610	$2,584
NAICS 541 Professional, scientific, and technical services NAICS 541	105	$56,439	$179,066	−$137,034	$1,411
NAICS 238 Specialty trade contractors NAICS 238	93	$45,956	$140,044	−$176,056	$1,149
NAICS 441 Motor vehicle and parts dealers NAICS 441	61	$34,254	$96,486	−$219,614	$856
NAICS 531 Real estate NAICS 531	52	$34,303	$96,668	−$219,432	$858
NAICS 455 General merchandise retailers NAICS 455	51	$18,591	$38,183	−$277,917	$465
NAICS 522 Credit intermediation and related activities NAICS 522	42	$69,326	$227,035	−$89,065	$1,733
NAICS 532 Rental and leasing services NAICS 532	42	$54,608	$172,250	−$143,850	$1,365
NAICS 312 Beverage and tobacco product manufacturing NAICS 312	33	$43,384	$130,470	−$185,630	$1,085
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	33	$24,913	$61,715	−$254,385	$623
NAICS 624 Social assistance NAICS 624	31	$26,477	$67,537	−$248,563	$662
NAICS 491 Postal service NAICS 491	30	$64,798	$210,181	−$105,919	$1,620
NAICS 519 Web search portals, libraries, archives, and other information services NAICS 519	29	$22,181	$51,546	−$264,554	$555
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	29	$17,219	$33,075	−$283,025	$430
NAICS 456 Health and personal care retailers NAICS 456	25	$36,387	$104,425	−$211,675	$910
NAICS 237 Heavy and civil engineering construction NAICS 237	20	$74,361	$245,777	−$70,323	$1,859
NAICS 457 Gasoline stations and fuel dealers NAICS 457	18	$28,305	$74,341	−$241,759	$708
NAICS 339 Miscellaneous manufacturing NAICS 339	12	$71,837	$236,382	−$79,718	$1,796
NAICS 325 Chemical manufacturing NAICS 325	11	$41,717	$124,265	−$191,835	$1,043
NAICS 922 Justice, public order, and safety activities NAICS 922	10	$82,858	$277,406	−$38,694	$2,071
NAICS 999 Unclassified NAICS 999	10	$55,620	$176,017	−$140,083	$1,391
NAICS 488 Support activities for transportation NAICS 488	9	$46,241	$141,105	−$174,995	$1,156
NAICS 812 Personal and laundry services NAICS 812	8	$29,219	$77,744	−$238,356	$730
NAICS 924 Administration of environmental quality programs NAICS 924	5	$53,853	$169,440	−$146,660	$1,346
NAICS 425 Wholesale trade agents and brokers NAICS 425	5	$73,285	$241,772	−$74,328	$1,832

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
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	7,370	1,530	26%	$12.36	$25,710	$64,682	$643
Waiters and Waitresses SOC 35-3031	3,050	280	10%	$12.82	$26,660	$68,218	$667
Childcare Workers SOC 39-9011	630	140	29%	$12.96	$26,950	$69,298	$674
Cashiers SOC 41-2011	5,260	(150)	(3%)	$13.28	$27,620	$71,792	$691
Retail Salespersons SOC 41-2031	5,570	(10)	(0%)	$15.52	$32,280	$89,138	$807
Janitors and Cleaners SOC 37-2011	2,230	420	23%	$16.18	$33,660	$94,274	$842
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	1,420	(10)	(1%)	$17.54	$36,490	$104,809	$912
Office Clerks, General SOC 43-9061	3,290	50	2%	$19.06	$39,630	$116,497	$991
Tellers SOC 43-3071	460	(110)	(19%)	$19.29	$40,130	$118,358	$1,003
Firefighters SOC 33-2011	730	320	78%	$19.31	$40,150	$118,432	$1,004
Construction Laborers SOC 47-2061	1,190	(550)	(32%)	$19.62	$40,810	$120,889	$1,020
Carpenters SOC 47-2031	230	(180)	(44%)	$23.46	$48,790	$150,593	$1,220
Maintenance and Repair Workers, General SOC 49-9071	2,860	800	39%	$23.96	$49,840	$154,502	$1,246
Police and Sheriff's Patrol Officers SOC 33-3051	1,050	(210)	(17%)	$24.14	$50,220	$155,916	$1,256
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	330	20	6%	$24.44	$50,840	$158,224	$1,271
Paramedics SOC 29-2043 · prior-year code differs	260	(270)	(51%)	$24.70	$51,370	$160,197	$1,284
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	3,470	1,300	60%	$28.12	$58,480	$186,663	$1,462
Electricians SOC 47-2111	790	310	65%	$28.64	$59,560	$190,683	$1,489
Elementary School Teachers, Except Special Education SOC 25-2021	2,740	120	5%	—	$68,220	$222,918	$1,706
Registered Nurses SOC 29-1141	1,980	70	4%	$41.33	$85,960	$288,953	$2,149

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: 13281 · pulled from Full Housing Data Table.xlsx.