countyscore
68.1
County Score
Property Tax 95.7Schools 87.4Water Quality 86

County Report Card

About Towns County, Georgia

Towns County Hits Elite National Standing

A composite score of 68.1 places Towns County far above the national median of 50.0. This high ranking is driven by exceptional tax policies and strong educational outcomes that rival top-tier counties nationwide.

A Top Performer in Georgia

Towns County dominates the state landscape with a score of 68.1, nearly 22 points higher than the Georgia average of 46.7. It functions as a model for livability within the North Georgia mountains.

Unmatched Tax Benefits and Schools

The county boasts a near-perfect tax score of 95.7, thanks to an ultra-low effective tax rate of 0.365%. Education is a primary driver here, with a school score of 87.4 supporting local growth.

Moderate Income and Health Access

While strong overall, the county scores lower in income (33.9) and health (51.2). Median household incomes of $58,400 are modest given the relatively high median home value of $311,900.

A Haven for Retirees and Homeowners

Towns County is perfect for established homeowners or retirees looking to minimize their tax burden while enjoying top-tier public schools. It offers a high-end mountain lifestyle with unparalleled fiscal benefits.

Score breakdown

Tax95.7Cost51.3Safety68.3Health51.2Schools87.4Income33.9Risk60.4Water86Weather79.1
🏛95.7
Property Tax
Effective property tax rate vs national benchmarks
TaxByCounty →
🏠51.3
Cost of Living
Median rent, home values, and housing affordability
CostByCounty →
💼33.9
Income & Jobs
Median household income and per capita earnings
IncomeByCounty →
🛡68.3
Safety
Violent and property crime rates per 100K residents
CrimeByCounty →
❤51.2
Health
Life expectancy, uninsured rates, and health access
HealthByCounty →
🎓87.4
Schools
Graduation rates, per-pupil spending, and attainment
SchoolsByCounty →
⚡60.4
Disaster Risk
FEMA National Risk Index — flood, fire, tornado, and more
RiskByCounty →
💧86
Water Quality
EPA drinking water health violations and safety grades
WaterByCounty →
🌤79.1
Weather & Climate
Average temperatures, precipitation, and extreme weather events
WeatherByCounty →
🪨
Soil Quality
Soil composition, pH, drainage, and organic matter content
SoilByCounty →
🌱55.4
Lawn Care
Lawn difficulty score based on climate, soil, and grass suitability
LawnByCounty →
🛒
Farmers Markets
Local market density, SNAP/EBT acceptance, and product variety
MarketsByCounty →
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Nearby counties

Clay County
North Carolina
56.1
Union County
Georgia
62
White County
Georgia
45.9
Habersham County
Georgia
55.5
Rabun County
Georgia
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Cherokee County
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46.9
Macon County
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Lumpkin County
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55.3

Deep Dives

Towns County across the ByCounty Network

Detailed analysis from 9 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

Safety in Towns County

via CrimeByCounty

Towns County Secures High Safety Rating

Towns County enjoys a safety score of 98.8, driven by a total crime rate of 741.3 per 100,000 residents. This is less than one-third of the national average of 2,385.5.

Leading the Way in State Safety

The county’s crime rate is significantly lower than the Georgia average of 1412.9 per 100,000 people. It also exceeds the state average safety score of 97.8, marking it as a secure place to live.

Towns County Safety vs. Mountain Neighbors

Towns County maintains lower crime levels than neighboring Union County, which has a rate of 779.8 per 100,000 residents. Three reporting agencies coordinate to manage public safety across the county.

Analyzing Property and Violent Crime Data

Property crime accounts for 637.7 incidents per 100,000 people, while the violent crime rate is a low 103.6. This violent crime figure is remarkably lower than the state average of 248.1.

Simple Steps for Continued County Safety

Mountain residents can further protect their homes by installing motion-sensor lighting and checking locks regularly. Strong community bonds and neighborly awareness help keep Towns County secure.

Full safety analysis on CrimeByCounty

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

Schools in Towns County

via SchoolsByCounty

Intimate Mountain Education in Towns County

Towns County maintains a highly focused school landscape with just 3 schools serving 1,002 students. The single-district system includes one elementary, one middle, and one high school.

Leading the State in Investment and Results

The county boasts a 95.0% graduation rate, well above the national average of 87.0%. This success is supported by a robust $10,107 per-pupil expenditure, which is over $2,700 higher than the Georgia state average.

Streamlined Success in a Single District

The Towns County district manages all local students without the presence of charter schools. The system is designed as a direct pipeline from Towns County Elementary through the high school.

Small Rural Schools with Personalized Feel

All schools are set in rural locales, contributing to a small average school size of 334 students. Towns County Elementary is the largest with 500 students, while the middle school is very intimate with just 206 students.

Rural Living with High-Quality Schools

Towns County offers an exceptional educational environment for those seeking a rural lifestyle with top-tier school funding. Look for homes near Hiawassee to stay close to this high-achieving, compact school system.

Full schools analysis on SchoolsByCounty

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

Soil Quality in Towns County

via SoilByCounty

Mountain Soils in North Georgia

Specific taxonomic and pH figures are not available for these mountain terrains. Most soils in this region are naturally acidic and influenced by the surrounding Blue Ridge geology.

Understanding Local Texture Mixes

Quantitative sand and silt data are currently missing for Towns County. Gardeners here often encounter rocky or loamy textures that differ greatly from the sandy south.

Mountain Fertility Benchmarks

No specific organic matter data exists for this area compared to the state average of 1.83%. The high elevation and cooler temperatures generally help preserve more organic material than in the coastal plains.

Sloped Drainage and Runoff

Drainage classifications are not recorded in this dataset for the county. Due to the mountainous terrain, water typically moves quickly across the surface rather than pooling.

Cool Weather Crops and Apples

Hardiness Zone 7b is ideal for apples, berries, and cool-weather vegetables. Start your mountain garden today to enjoy a climate that supports varieties that struggle elsewhere in the state.

Full soil quality analysis on SoilByCounty

Lawn Care in Towns County

via LawnByCounty

Mountain Lawns Thrive in Towns County

Towns County boasts a lawn difficulty score of 55.4, making it one of the easier places in Georgia to maintain a lawn compared to the state average of 35.8. Situated in Hardiness Zone 7b, the mountain climate offers a more temperate environment than the southern plains. This score is slightly above the national median, indicating favorable local conditions.

Cool Nights and Abundant Rain

With 60.3 inches of annual precipitation, Towns County receives much more water than the national ideal of 30-50 inches. The county experiences only 8 extreme heat days per year, which significantly reduces heat stress on turf. This cooler, wetter climate is perfect for maintaining lush green spaces with minimal supplemental irrigation.

Testing the Mountain Soil

Specific soil metrics for pH and texture are unavailable, but the high rainfall in this region often leads to more acidic conditions. To ensure your lawn has the right foundation, a professional soil test is the best first step to determine if lime is needed. Proper drainage is key here to prevent waterlogging during the heavy rainy seasons.

Monitoring Dry Spells in the Peaks

Despite the high rainfall, Towns County has seen 18 weeks of drought in the past year, and the entire area is currently under severe drought conditions. During these rare dry periods, focus on maintaining soil health to keep grass resilient. Even in a high-precipitation area, smart water conservation ensures your lawn survives seasonal fluctuations.

Perfect for Cool-Season Grasses

The temperate mountain climate of Zone 7b is ideal for Tall Fescue or Kentucky Bluegrass. These varieties thrive in the cooler temperatures and lower heat stress found in the northern part of the state. Plan your seeding for late summer or early fall to establish strong roots before the winter chill arrives.

Full lawn care analysis on LawnByCounty

Frequently Asked Questions

What is Towns County's county score?
Towns County, Georgia has a composite county score of 68.1 out of 100 on CountyScore. This score is calculated from a weighted average of available data dimensions including property tax, cost of living, income, safety, health, and schools.
How does Towns County rank among counties in Georgia?
Towns County ranks #1 among all counties in Georgia on CountyScore's composite ranking. Rankings are based on available data dimensions and updated as new data is added.
What are property taxes like in Towns County, Georgia?
The median annual property tax in Towns County is $1,139, with an effective tax rate of 0.37%. This earns Towns County a tax score of 95.7/100 on CountyScore (higher = lower taxes).
What is the median household income in Towns County?
The median household income in Towns County, Georgia is $58,400 per year according to U.S. Census Bureau data. Towns County earns an income score of 33.9/100 on CountyScore.
Is Towns County, Georgia a good place to live?
Towns County scores 68.1/100 on CountyScore's overall county ranking, ranking #1 in Georgia. The best way to evaluate Towns County is to compare individual dimension scores — property tax, cost of living, income, safety, health, and schools — based on your personal priorities. Use CountyScore to compare Towns County with other counties side by side.

ByCounty Network

🏛Property Tax🏠Cost of Living💼Income & Jobs🛡Safety❤Health🎓Schools⚡Disaster Risk💧Water Quality🌤Weather & Climate🪨Soil Quality🌱Lawn Care🛒Farmers Markets

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