CountyScore

Towns County

Georgia · GA

#1 in Georgia
73.5
County Score

County Report Card

About Towns County, Georgia

Towns ranks among top U.S. livable counties

Towns County's composite score of 77.4 significantly exceeds the national median of 50.0 by nearly 55%, placing it in the nation's upper tier for livability. This exceptional performance reflects exceptional tax advantages and strong income levels.

Leads Georgia counties in this cohort

Towns ranks highest among these eight Georgia counties, with a score notably above Georgia's state average of 70.9. The county demonstrates standout livability within its state.

Exceptional tax rates and strong incomes

Towns boasts an outstanding tax score of 92.0 with an effective rate of just 0.365%—the lowest in this group—making it exceptionally tax-efficient. The median household income of $58,400 and cost score of 80.5 support middle and upper-middle-class households seeking property value appreciation.

Higher home prices require stronger budgets

The median home value of $311,900 is substantially higher than peer counties, requiring significant capital for homeownership. Complete data on schools, safety, health, and environmental factors remains unavailable to fully assess livability.

Perfect for affluent, tax-conscious buyers

Towns County appeals to high-income households and retirees seeking minimized tax burden and property value appreciation in mountain surroundings. It's ideal for those with capital to invest and prioritizing tax efficiency over affordability.

Score breakdown

5 dimensions have live data. 3 more coming as vertical sites launch.

Tax92Cost80.5SafetyComing SoonHealth67.4SchoolsComing SoonIncome21.5Risk60.4WaterComing Soon
🏛92
Property Tax
Effective property tax rate vs national benchmarks
TaxByCounty →
🏠80.5
Cost of Living
Median rent, home values, and housing affordability
CostByCounty →
💼21.5
Income & Jobs
Median household income and per capita earnings
IncomeByCounty →
🛡Coming Soon
Safety
Violent and property crime rates per 100K residents
❤67.4
Health
Life expectancy, uninsured rates, and health access
HealthByCounty →
🎓Coming Soon
Schools
Graduation rates, per-pupil spending, and attainment
⚡60.4
Disaster Risk
FEMA National Risk Index — flood, fire, tornado, and more
RiskByCounty →
💧Coming Soon
Water Quality
EPA drinking water health violations and safety grades

Explore this county

Property Taxtaxbycounty.comCost of Livingcostbycounty.comIncomeincomebycounty.com
Compare Towns County with another county →

Counties with similar scores

Gunnison County
Colorado
73.5
Median income: $77,358
Latah County
Idaho
73.5
Median income: $65,179
Payette County
Idaho
73.5
Median income: $65,723
Sullivan County
Indiana
73.5
Median income: $54,985
Bath County
Kentucky
73.5
Median income: $54,128

Deep Dives

Towns County across the ByCounty Network

Detailed analysis from 5 data dimensions — each powered by a dedicated ByCounty site.

Property Tax in Towns County

via TaxByCounty

Towns County has exceptionally low property taxes

At just 0.365%, Towns County boasts one of Georgia's lowest effective property tax rates—less than one-third the state average and roughly one-third the implied national rate. The median property tax of $1,139 defies the county's elevated median home value of $311,900, showing just how favorable Towns' tax structure is for homeowners. This ultra-low rate places Towns in the lowest-tax percentile nationally, rivaling communities in some of America's most tax-friendly states.

Towns ranks among Georgia's most tax-friendly

Towns County's 0.365% effective rate is among the 10 lowest in Georgia, dramatically undercutting the state's 0.898% average. This exceptional rate applies equally to all properties regardless of value, meaning wealthy homeowners and retirees enjoy the same proportional advantage as modest-income owners. Among Georgia's 159 counties, Towns ranks in the bottom 5% for property tax burden—a significant draw for new residents seeking tax relief.

Towns dramatically undercuts neighboring counties

Towns County's 0.365% rate is less than half any neighboring county's rate, making it a regional tax haven compared to Union County (0.505%), Tift (0.936%), and others. The county's mountainous terrain and primarily residential character (versus commercial/industrial) contribute to this exceptional affordability. For homebuyers considering North Georgia mountain communities, Towns offers unmatched tax advantages even as home values climb toward $312,000.

What you'll pay on a typical Towns home

A median Towns County home valued at $311,900 generates just $1,139 in annual property tax—an astonishingly low $95 per month despite the county's high home values. With mortgage deductions, taxes rise modestly to $1,188 annually, still among the nation's lowest for homes of this value. This tax-to-value ratio explains Towns' appeal to retirees and affluent homebuyers seeking mountain living with minimal tax exposure.

Appeal if your assessment exceeds fair market value

Even in tax-friendly Towns County, some homeowners overpay due to outdated assessments or incomplete market data reflecting recent sales. You can challenge your county assessment by filing an appeal within 45 days of your notice—a straightforward process that often yields results. Given Towns' high home values and active real estate market, reassessments frequently reveal opportunities for meaningful tax reductions.

Full property tax analysis on TaxByCounty

Cost of Living in Towns County

via CostByCounty

Mountain home values reflect regional appeal

Towns County's 16.9% rent-to-income ratio sits comfortably below the national context, though median rents of $822 run somewhat higher due to the county's mountain setting and recreational draw. Notably, the median home value of $311,900 reflects strong demand, nearly double the national median—suggesting wealthy retirees and second-home buyers shape the market.

Premium pricing in Georgia's North Georgia

Towns County ranks in the upper third of Georgia counties for housing costs, reflecting its desirable mountain location near Blue Ridge and hiking access. Despite higher values, the 16.9% rent-to-income ratio remains reasonable, placing it solidly above-average for affordability relative to state peers.

Highest home values in the region

Towns County's median home value of $311,900 towers above neighboring Tift ($143,100), Toombs ($127,100), and Union County's $272,600. The county's higher rents ($822) and owner costs ($866) reflect its reputation as a destination for affluent buyers seeking mountain lifestyle.

Premium pricing for mountain living

Towns County residents earning $58,400 annually spend $822 on median rent—representing 16.9% of income—while homeowners commit $866 monthly to properties averaging $311,900. This split reflects a bifurcated market: investment-grade homes for wealthy relocators and modest rentals for service workers supporting them.

Towns for lifestyle-first relocators

If you value mountain scenery and outdoor recreation over low cost, Towns County delivers—but expect to pay a premium compared to neighboring rural counties. Buyers relocating from coastal metros may find the $311,900 median home a genuine bargain despite being highest in the region.

Full cost of living analysis on CostByCounty

Income & Jobs in Towns County

via IncomeByCounty

Towns County rises above regional income trends

Towns County's median household income of $58,400 trails the U.S. median of $74,755 by 22%, yet outperforms most peer rural counties in Georgia. Strong per capita income of $39,773—the highest among these eight counties—signals concentration of higher earners and professional-class residents.

Upper-middle tier earner in Georgia

Towns County's $58,400 falls just under Georgia's state average of $60,488 and ranks in the upper-middle tier among the state's 159 counties. The county punches above its demographic weight, likely boosted by mountain tourism, retiree migration, and recreational-economy jobs.

Leads rural southern Georgia by income

Towns County's $58,400 markedly exceeds Tift ($53,165), Toombs ($54,130), Twiggs ($55,439), Troup ($54,905), and the southern counties—beating Turner ($39,565) and Treutlen ($43,750) by $15,000+ annually. Only Union County ($65,697) surpasses it in this cohort.

Higher incomes support higher home values

Towns County's median home value of $311,900 reflects mountain location and amenity appeal, yet the rent-to-income ratio of 16.9% remains healthy, meaning households manage housing costs responsibly. Strong per capita income provides cushion for property taxes and maintenance on higher-valued homes.

Tap premium earning power for accelerated wealth

Towns County residents with per capita income of $39,773 and median household income of $58,400 are positioned to build wealth faster than southern Georgia peers. Maximizing retirement contributions, investing in real estate or equities, and pursuing continued education yields compounded returns that amplify the county's earning advantage.

Full income & jobs analysis on IncomeByCounty

Health in Towns County

via HealthByCounty

Towns County outpaces national health average

Towns County residents live to an average of 75.8 years, exceeding the U.S. average of 75.1 years by nearly 9 months. Just 15.3% report poor or fair health—a bright spot in rural Georgia.

Georgia's healthiest small county

Towns County's 75.8-year life expectancy tops Georgia's statewide average of 73.3 years and ranks among the state's healthiest counties. Its residents enjoy some of the best health outcomes in rural Georgia.

Outperforms all surrounding counties

Towns County's 75.8-year life expectancy far exceeds its neighbors: Tift (72.0), Toombs (70.7), and Treutlen (70.3) combined. Its 14.4% uninsured rate is actually below Georgia's 15.0% average—a rarity in rural Georgia.

Adequate access, but provider density is tight

Towns County has 54 primary care providers and 54 mental health providers per 100,000 residents—modest but functional in this small mountain county. With only 14.4% uninsured, most residents have coverage, though geographic distance remains a barrier to care.

Keep your good health insured

Towns County's strong health outcomes reflect consistent medical access. Ensure your coverage stays active by verifying your plan at healthcare.gov or calling 1-800-318-2596 before coverage gaps appear.

Full health analysis on HealthByCounty

Disaster Risk in Towns County

via RiskByCounty

Towns County enjoys balanced, low risk

With a composite risk score of 39.60, Towns County falls into the very low category and sits virtually at Georgia's state average of 39.49. This mountain-region county benefits from geography that reduces exposure to some major disaster types.

Georgia's most balanced county profile

Towns County ranks among the safest in Georgia by composite risk, with no single hazard dominating its threat profile. Its northern Appalachian location provides natural insulation from hurricanes and some severe weather patterns.

Comparable to Union County, safer overall

Towns County's 39.60 score sits well below Union County's 52.48, making it notably safer than its mountain neighbor. The county's balanced hazard exposure mirrors other high-elevation Georgia regions with similar geographic protections.

Flooding presents the primary concern

Flood risk reaches 53.56, the highest hazard score in Towns County, reflecting its mountainous terrain and stream systems. Tornado and wildfire risks remain moderate at 48.12 and 53.75, while hurricane exposure is minimal at 49.98.

Flood insurance deserves your attention

Towns County's 53.56 flood score makes flood insurance a smart investment, especially for properties near streams or in flood-prone elevations. Standard homeowners policies exclude flood damage, making this supplemental coverage critical for comprehensive protection.

Full disaster risk analysis on RiskByCounty

ByCounty Network

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Data from U.S. Census Bureau ACS, FBI UCR, CDC, FEMA NRI, NCES, EPA SDWIS — informational only.