The story of this market
The typical home in Twiggs County, Georgia sells for about $246,200, or $109 per square foot.
Prices are roughly flat from a year ago (-0.7%), a market in balance. Homes take about 53 days to sell. The biggest natural hazard here is heat wave, which FEMA rates relatively high. HUD's fair market rent for a two-bedroom is $1,309 a month.
HUD sets the fair market rent for a 2-bedroom at $1,309 a month. FEMA's National Risk Index rates overall hazard risk here as Relatively Low.
Monthly price momentum
Home values since 2015
+1.1%
GA · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$1,560
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Natural hazard exposure
The area's risk shape
34
Relatively Low
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $2,698,528.
Mortgage activity
Home lending in this county
58.9%
2019 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 183 | 70 | 60.3% | 22.4% | $130,000 |
| 2019 | 171 | 65 | 58.9% | 13.9% | $115,000 |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Twiggs County, Georgia
Twiggs County is a small, rural market characterized by low home values and limited transaction volume. The market is currently balanced, with home prices showing slight year-over-year declines and affordability remaining high relative to local incomes.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: median price diverges 37.5% from the nearest retained anchor (prior refresh cycle) — beyond the 12.5% tolerance; an automated validation case is open and the value publishes pending its verdict.
Select a city to expand its ZIP intel reports beneath · 1 city · 3 ZIP reports
Median prices moved up 2.1% year over year.
Homes spend a median of 84 days on market with 5.2 months of supply — a balanced-paced market.
13% of listings have cut prices · homes sell at 96.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.5% · poverty 20.1% — a stable, low-distress profile.
Deterministic aggregate of 1 researched ZIP reports of 3 — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Twiggs County, Georgia — researched county-level history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 4.2%/yr trend — a deterministic estimate, not a published forecast or guarantee.
No researched properties in this county yet — the property base layer populates as property research runs, and each property feeds its ZIP's roll-up.
researched Sep 16
researched Sep 16
researched Sep 16
| 31020 | Dry Branch | $165,000 | $112 | +2.1% | 84 | 96.5% | 12.5% | 5.2 | 42 | $932 | researched Sep 16 |
| 31044 | Jeffersonville | $145,000 | $98 | +2.1% | 82 | 96.5% | 12% | 6.2 | 45 | $671 | researched Sep 16 |
| 31217 | Macon | $98,001 | $75 | -1.9% | 38 | — | — | 25.2 | 102 | $856 | researched Sep 16 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
The county economy is characterized as barely prosperous with limited development momentum and a reliance on regional employment centers.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Georgia) — Homestead Exemption: Provides a reduction in the assessed value of the property; the state standard exemption is $2,000, which is subtracted from the assessed value before the millage rate is applied. State (Georgia) — Ad Valorem Property Tax Assessment: Taxable tangible property is assessed at 40 percent of its fair market value. The formula for tax due is: ((Fair Market Value * 0.40) - Exemptions) * Millage Rate.
The rental market is extremely tight with limited inventory, potentially creating competition among the small renter population.
The county economy is limited, with a median household income significantly below state and national averages and a reliance on external labor markets.
- Rigby's Water World4.516 mi
- Rigby's Entertainment Complex4.215.9 mi
- Urban Air Trampoline and Adventure Park4.119.9 mi
- Monkey Joe's4.216.5 mi
- Olympia Skate Center4.510.6 mi
- Georgia National Fairgrounds & Agriculture Center4.623.6 mi
- Museum of Aviation4.99.6 mi
- Macon Coliseum4.314.2 mi
- Rigby's Entertainment Complex4.215.9 mi
- Golden Corral Buffet & Grill4.217.3 mi
- Museum of Aviation4.99.6 mi
- Ocmulgee Mounds National Historical Park4.813.3 mi
- Rigby's Entertainment Complex4.215.9 mi
- Amerson River Park4.817.3 mi
- Houston Lakes Cinemas4.516.1 mi
- Museum of Aviation4.99.6 mi
- Museum of Arts and Sciences4.518.3 mi
- The Allman Brothers Band Museum at The Big House4.915.8 mi
- Tubman Museum4.714 mi
- Hay House4.814.6 mi
- Ocmulgee Mounds National Historical Park4.813.3 mi
- Amerson River Park4.817.3 mi
- Carolyn Crayton Park4.313.6 mi
- North Peach Park4.616.8 mi
- Tattnall Square Park4.614.8 mi
- Central Georgia Marina, Inc.4.520.7 mi
- Southern Landings Golf Club4.410 mi
- Bowden Golf Course3.713.8 mi
- Houston Lake Country Club4.617.2 mi
- Oakview Golf Course3.513.7 mi
- Pine Oaks Golf Course48.4 mi
- Smiley's Flea Market4.311.4 mi
- Macon Mall3.716.3 mi
- Publix Super Market at Tobesofkee Crossing4.419.4 mi
- Publix Super Market at Gunn Battle4.515.4 mi
- T.J. Maxx4.413 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area ranked by popularity within the radius shown.
Data retrieved from U.S. Census Bureau QuickFacts and Census Reporter.
applies when — Owner must occupy the property as their legal residence and have owned the property on January 1 of the tax year.
Provides a reduction in the assessed value of the property; the state standard exemption is $2,000, which is subtracted from the assessed value before the millage rate is applied.
O.C.G.A. § 48-5-40
Sellers are required to truthfully answer questions posed by buyers regarding the property's condition, though specific liability protections exist for non-disclosure of certain psychological impacts or non-material facts.
O.C.G.A. § 44-1-16
Allows lenders to foreclose on property without a court order provided the security deed contains a power of sale clause; requires specific notice and advertising procedures.
O.C.G.A. Title 44, Chapter 14, Article 7
Taxable tangible property is assessed at 40 percent of its fair market value. The formula for tax due is: ((Fair Market Value * 0.40) - Exemptions) * Millage Rate.
O.C.G.A. § 48-5-7
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.