1st Advantage MortgageAbout 82% of Towns County homes are owner-occupied, and the median household income is $59,135. Your income, debts and credit decide what you qualify for. Get offers in writing, compare the total repaid, and never pay a fee up front.
On this page
- Towns County at a glance
- Work, industries and travel time in Towns County
- What Towns County households earn
- Towns County housing compared with Georgia
- Regional comparison for Towns County
- Cities, towns and CDPs in Towns County
- What a median Towns County budget can carry
- Who lives in Towns County, in numbers
- What the numbers mean for Towns County borrowers
- Checklist for Towns County applicants
- Checking a lender's license in Georgia
- Related local guides
- Frequently asked questions
Towns County at a glance
Roughly 12,913 residents live in Towns County, Georgia, 111th by population among the state's 159 counties and county equivalents. Land area is 166 square miles (2024 Gazetteer), so density runs near 78 per square mile. Under the July 2023 OMB definitions, Towns County is not part of any metropolitan area. Of the 3 Census places inside Towns County, Hiawassee leads by population with about 1,293; 2 of the 3 are incorporated.
Work, industries and travel time in Towns County
The biggest employer of Towns County residents, by industry, is education and health care at 23% of workers, followed by retail trade (13%). The sharpest difference from the state is in construction, at 11% locally and 7% for Georgia. The survey's unemployment rate for Towns County averages 4.6% over 2020 to 2024 (state: 5.1%). Long commutes are the exception here: 13% of workers spend 45 minutes or longer getting to work. Households without a car make up 3.7% of the total (5.9% statewide).
| Sector | Towns County | Compared with Georgia |
|---|---|---|
| Education and health care | 22.6% | +1.6 pts |
| Retail trade | 12.5% | +1.2 pts |
| Arts, lodging and food service | 11.8% | +3.3 pts |
| Construction | 11.1% | +4.1 pts |
| Professional and administrative services | 9.8% | -3.8 pts |
| Public administration | 8.0% | +3.3 pts |
Industry shapes paperwork. Salaried and public jobs are easy to verify, while hourly, tipped, commission or contract earners in Towns County should have bank statements and tax returns ready.
What Towns County households earn
Half of Towns County households take in less than $59,135 a year and half take in more, 24% below the Georgia median of $77,353. In the state ranking that is 73rd of 159.
| Income band | Share in Towns County | Difference from Georgia |
|---|---|---|
| Under $35,000 | 33.9% | +11.8 pts |
| $35,000 to $99,999 | 39.7% | +0.1 pts |
| $100,000 to $199,999 | 19.5% | -6.9 pts |
| $200,000 or more | 6.9% | -4.9 pts |
About 34% of households earn under $35,000, while 26% clear $100,000. Census counts 13.3% of Towns County residents in poverty, against 13.4% across Georgia. Income inequality, measured by the Gini index, comes to 0.540 here. Income from any regular source can count, including Social Security, pensions and disability benefits, as long as you can document it.
Towns County housing compared with Georgia
A typical Towns County rental runs $808 a month including utilities, which is 42% below Georgia. Rent takes 30% or more of income for 58% of renter households here. The median owner-occupied home is valued at $316,100, about 5.3 times the median household income. The ownership rate is 82%. Half the housing stock was built before 1995.
| Cost | Towns County | Georgia figure | Median county, U.S. |
|---|---|---|---|
| Median gross rent | $808/mo | $1,393/mo | $877/mo |
| Median home value | $316,100 | $303,300 | $185,300 |
| Owners | 82% | 66% | 75% |
| Rent-burdened renters | 58% | 52% | 45% |
| Burdened owners | 36% | 26% | n/a |
| Vacant units | 33% | 10% | n/a |
Because most Towns County households own, home repairs are a frequent reason to borrow. An unsecured personal loan leaves the house out of the deal, while a HELOC uses it as collateral. Rent pressure is real here, so run any payment through the debt-to-income calculator before you apply.
Regional comparison for Towns County
Nearest neighbors first, measured between county centers (10 to 25 miles). 4 of the six report a higher median household income than Towns County; White County is highest at $70,666 and Clay County lowest at $56,971. The list crosses into North Carolina, where different lending rules and regulators apply.
| County | Distance | Median income | Median rent | Owners |
|---|---|---|---|---|
| Towns County | - | $59,135 | $808/mo | 82% |
| Clay County, NC | 10 mi | $56,971 | $804/mo | 81% |
| Union County, GA | 15 mi | $66,176 | $808/mo | 84% |
| White County, GA | 18 mi | $70,666 | $1,032/mo | 79% |
| Rabun County, GA | 19 mi | $67,493 | $1,047/mo | 77% |
| Habersham County, GA | 22 mi | $67,309 | $974/mo | 73% |
| Macon County, NC | 25 mi | $59,061 | $803/mo | 78% |
Cities, towns and CDPs in Towns County
Here are the 3 most populous of the county's 3 Census places, with income and rent from the same 2020 to 2024 survey. About 20% of Towns County residents live in one of the 3. Live in one of these Towns County communities, or between them? This is your local guide.
| Name | Kind | Pop. | Income | Rent | Miles |
|---|---|---|---|---|---|
| Hiawassee | city | 1,293 | $45,000 | $1,072 | 3 mi |
| Young Harris | city | 1,252 | $31,316 | $767 | 7 mi |
| Tate City | CDP | 0 | n/a | n/a | 11 mi |
CDPs are unincorporated communities the Census Bureau defines for counting.
What a median Towns County budget can carry
Towns County at the medians, through a lender's eyes (what DTI means):
- $59,135 a year is $4,928 of gross monthly income
- Rent at the median, $808, takes 16% of that
- $1,163: what a 40% ratio leaves once rent is paid
Lenders set their own limits and look beyond the ratio. The DTI calculator uses your figures instead of Towns County's.
Who lives in Towns County, in numbers
31% of Towns County adults 25 and older hold a bachelor's degree or more. 11.5% of residents have no health coverage.
| Residents | Towns County | Georgia | Middle U.S. county |
|---|---|---|---|
| Median age | 57.4 | 37.6 | 41.5 |
| Bachelor's or higher | 31.0% | 34.9% | 22.2% |
| No high school diploma | 7.6% | 10.8% | n/a |
| No health insurance | 11.5% | 12.4% | 7.8% |
| No vehicle | 3.7% | 5.9% | 5.4% |
| Work from home | 13.6% | 15.9% | 8.7% |
| Poverty rate | 13.3% | 13.4% | 13.2% |
| Unemployment (ACS) | 4.6% | 5.1% | 4.4% |
| Commute length | Towns County |
|---|---|
| Under 15 min | 36.7% |
| 15 to 29 min | 36.6% |
| 30 to 44 min | 13.3% |
| 45 to 59 min | 5.0% |
| 60+ min | 8.5% |
What the numbers mean for Towns County borrowers
The county's numbers point to a few situations that come up often for Towns County borrowers.
- Hospital bills in Towns County. For the 11% of residents without coverage, the provider's charity-care program comes before any loan (details).
- Manufactured homes. 17% of Towns County housing units are mobile homes, and their repairs are often paid with unsecured loans. Get the quote in writing.
- Benefit income. With half of residents older than 57, lenders often see pension and Social Security income, which counts like wages.
- Renters under pressure. When 58% pay 30% or more for rent, the smallest loan that solves the problem is the right size.
Checklist for Towns County applicants
Steps that save money for Towns County residents:
- Size the loan to the bill, not to the most a lender offers.
- Compare the total repaid on every offer, not just the payment.
- Only work with lenders licensed for Georgia borrowers.
- Ask about early-payoff penalties.
Checking a lender's license in Georgia
Licensing happens at the state level, so a lender working with Towns County borrowers answers to the Georgia Department of Banking and Finance. A CFPB complaint gets forwarded to the company for a response. More on Georgia: Georgia personal loans.
Related local guides
The Georgia guide covers the whole state.
Frequently asked questions
Is Towns County a high-income county?
Its $59,135 median ranks 73rd of 159 Georgia counties and compares with $65,681 for the median U.S. county.
What do renters pay in Towns County?
$808 a month at the median, about 16% of median household income.
What are the biggest places in Towns County?
By population: Hiawassee, Young Harris, Tate City. The county has 3 Census places in all.
Will a Towns County address affect my match?
Beyond confirming Georgia as your state, no. Your answers about amount, credit, income and payments are all that count.
Is there a Towns County office that licenses lenders?
No, licensing is statewide. In Georgia it is the Georgia Department of Banking and Finance.