housinganalytics.org

Georgia · GEOID 13301

Warren County

2024 ACS 5-year estimates · population 5,170 · 2,599 housing units

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Median household income
$44,289
State $79,556
Median home value
$67,100
State $310,585
Median gross rent
$690
State $1,398
Homeownership rate
72.2%
State 65.7%
Renter cost-burden rate
47.9%
≥30% of income
Owner cost-burden rate
13.9%
≥30% of income
Homeowner vacancy
1.2%
Of owner-occupied + for-sale units
Rental vacancy
0.9%
Of renter-occupied + for-rent units
Overall vacancy
19.3%
All housing units
Price-to-income ratio
1.52
Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

Warren CountyGeorgia
Population 5,170 10,940,407
Population density (per sq. mi.) 18.18 —
Median household income $44,289 $79,556
HUD Area Median Income (4-person, 100%) $58,800 —
Households 2,097 —
Average household size 2.43 people —
Owner-occupied 72.2% 65.7%
Renter-occupied 27.8% 34.3%
Race 39.7% White · 56.5% 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

Warren County compared with Georgia.
Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

12.3% 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 26.2% $34,408 $860 $97,059
1 earner 41.1% $36,806 $920 $105,985
2 earners 27.0% $103,462 $2,587 $354,101
3+ earners 5.7% $183,711 $4,593 $652,815
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

2,097

Average size: 2.43 people

Households with children

487

23.2% of households

Per-capita income

$24,522

Poverty rate: 19.6%

Section 2

Residential Market Analysis

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

Tenure

72.2% owner-occupied vs. state average 65.7%.
Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 62.6% · Missing middle (2–19 units) 6.0%.
Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

50.5% built before 1980 · Median structure age 1,977.00 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: $67,100.
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: $690.
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 502 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 3.8% · For rent 1.0% · Seasonal 60.0% · Other 31.7%.
Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

8.4% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 91.6% is structural (seasonal + migrant + other).
Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

11.6%

301 units of 2,599 total

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

"Other vacant" share of all housing

6.1%

159 units of 2,599 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$35,431
100% MHI$44,289
120% MHI$53,147

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

Workforce range — HUD Area Median Income

1-person2-person4-person
80% AMI $43,150 $49,300 $61,600
100% AMI $41,160 $47,040 $58,800
120% AMI $49,400 $56,450 $70,550

HUD FMR Area: Warren 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.

Affordable monthly—
Affordable home price—

Renter cost burden

47.9% of renter households spend ≥30% of income on rent (31.5% spend ≥50%).
Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

13.9% 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 Warren County.

Covered employment
997
Across 11 sectors
Establishments
83
QCEW 2024
Avg annual pay (workforce)
$50,393
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 31-33 Manufacturing NAICS 31-33 484 $64,855 $210,393 +$143,293 $1,621
NAICS 61 Educational services NAICS 61 152 $43,337 $130,296 +$63,196 $1,083
NAICS 92 Public administration NAICS 92 139 $27,712 $72,134 +$5,034 $693
NAICS 44-45 Retail trade NAICS 44-45 113 $26,227 $66,606 −$494 $656
NAICS 23 Construction NAICS 23 33 $52,410 $164,068 +$96,968 $1,310
NAICS 48-49 Transportation and warehousing NAICS 48-49 26 $44,853 $135,939 +$68,839 $1,121
NAICS 56 Administrative and support and waste management and remediation services NAICS 56 25 $43,345 $130,325 +$63,225 $1,084
NAICS 54 Professional, scientific, and technical services NAICS 54 12 $68,533 $224,084 +$156,984 $1,713
NAICS 81 Other services (except public administration) NAICS 81 10 $43,695 $131,628 +$64,528 $1,092
NAICS 62 Health care and social assistance NAICS 62 2 $56,090 $177,767 +$110,667 $1,402
NAICS 99 Unclassified NAICS 99 1 $98,323 $334,972 +$267,872 $2,458
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 1,330 (10) (1%) $11.95 $24,850 $61,481 $621
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs 3,230 860 36% $12.07 $25,110 $62,448 $628
Cashiers SOC 41-2011 2,730 (40) (1%) $12.92 $26,880 $69,037 $672
Childcare Workers SOC 39-9011 430 50 13% $13.03 $27,100 $69,856 $678
Retail Salespersons SOC 41-2031 2,520 10 0% $14.84 $30,860 $83,852 $772
Janitors and Cleaners SOC 37-2011 1,510 180 14% $15.79 $32,840 $91,222 $821
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs 1,280 (220) (15%) $16.73 $34,800 $98,518 $870
Tellers SOC 43-3071 340 (130) (28%) $17.34 $36,060 $103,208 $902
Office Clerks, General SOC 43-9061 1,800 (350) (16%) $18.45 $38,380 $111,844 $960
Construction Laborers SOC 47-2061 700 (90) (11%) $18.71 $38,910 $113,817 $973
Firefighters SOC 33-2011 280 70 33% $20.99 $43,650 $131,461 $1,091
Paramedics SOC 29-2043 · prior-year code differs 160 (260) (62%) $21.59 $44,920 $136,188 $1,123
Maintenance and Repair Workers, General SOC 49-9071 1,270 170 15% $21.82 $45,390 $137,937 $1,135
Police and Sheriff's Patrol Officers SOC 33-3051 670 (110) (14%) $22.19 $46,150 $140,766 $1,154
Carpenters SOC 47-2031 130 (30) (19%) $24.66 $51,280 $159,862 $1,282
Plumbers, Pipefitters, and Steamfitters SOC 47-2152 150 (70) (32%) $25.16 $52,340 $163,808 $1,309
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032 2,040 400 24% $25.55 $53,140 $166,786 $1,329
Electricians SOC 47-2111 360 10 3% $28.29 $58,840 $188,003 $1,471
Elementary School Teachers, Except Special Education SOC 25-2021 1,120 (130) (10%) — $61,710 $198,686 $1,543
Registered Nurses SOC 29-1141 1,600 (50) (3%) $40.51 $84,250 $282,588 $2,106
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: 13301 · pulled from Full Housing Data Table.xlsx.