Alachua County today
| Typical value | |
|---|---|
| Single family house | $315,000 |
| Condo or townhome | $168,000 |
What this means
Values in Alachua County are down 1.2% over the past year, now 4.2% below the May 2024 peak.
Treat these as area figures and confirm rent with comps. Sources and method: how these figures are built.
Quick facts
| Alachua County | Compared with Florida | |
|---|---|---|
| Population, 2025 estimate | 290,028 | 1.2% of Florida |
| Growth since 2020 | 4.1% | -4.8 pts |
| Median home value | $288,800 | 20% lower |
| Median gross rent | $1,339 | 20% lower |
| Median household income | $61,949 | 17% lower |
| Owner occupied homes | 54.1% | -13.5 pts |
| Residents 65 and older | 15.3% | -6.0 pts |
| Average commute | 22 min | 22% lower |
| Homes built 2010 or later | 13.3% | -0.9 pts |
| Housing units permitted in 2025 per 1,000 residents | 11.5 | 51% higher |
| Veterans, share of adults | 6.1% | -1.3 pts |
| Median property tax paid | $2,773 | 2% higher |
| Average homeowners insurance with wind | $2,525 |
Census figures are 2020 to 2024 averages; see sources and methods.
Living in Alachua County
Three things set apart Alachua County: more renters than most of Florida (45.9% of homes); few seasonal and vacation homes (0.5% of housing); and short commutes (22 minutes on average).
North central Florida county whose seat, Gainesville, is home to the University of Florida. The county was formed in 1824 and is governed from Gainesville.
The population centers are Gainesville, Alachua and Newberry. Gainesville alone has about 145,702 residents.
What anchors the area
- Colleges: University of Florida (Gainesville); Santa Fe College (Gainesville)
- Major teams: Florida Gators (NCAA FBS, Gainesville)
- Commercial airports: Gainesville Regional Airport (GNV)
- Known for: Paynes Prairie; Newnans Lake; Alachua Sink; Boulware Springs
It skews younger than Florida, with 15.3% of residents 65 or older. Smaller households (2.28 people on average) favor smaller homes and condos. Commutes are short, about 22 minutes on average.
Growth and where it is heading
Population went from 278,478 in April 2020 to 290,028 in July 2025 (4.1%; Florida 8.9%). Last year alone: +0.2%.
| 2025 building permits | Units |
|---|---|
| Single family | 689 |
| 2 to 4 units | 18 |
| 5 or more units | 2,629 |
| Total | 3,336 |
| Per 1,000 residents | 11.5 (well above Florida, 7.6) |
What the regional research shows
Gainesville rents averaged about $1,700 a month in early 2026, up from about $1,500 in 2024, with roughly 60,000 University of Florida students in town (WUFT, April 2026). Student rentals bring steady demand and higher turnover.
See the Northeast and North Central investor guide for regional corridors.
Risks to price in
No hurricane landfall in Alachua County since 2000 in the record we use. Wind and rain from storms still reach inland.
State data puts the typical homeowners policy with wind at $2,525 a year in Alachua County.
34.5% of homes predate 1980, so expect four point inspections and roof questions from insurers. Insurance and inspections
High rise exposure: 12.3% of housing is in large buildings, where reserves and assessments decide financing. Condo financing
Flood, storms and jobs
| Alachua County | Florida | |
|---|---|---|
| Homes in a FEMA high risk flood zone | 4,050 (4.8%) | 13.3% |
| Homes with federal flood insurance | 2,149 (2.5%) | 13.7% |
| Insured share inside high risk zones | 18.4% | |
| Flood insurance claims since 2000 | 223, $7,653,129 paid | |
| Costliest flood events for insured homes | Hurricane Irma ($3,930,640); Hurricane Elsa ($2,223,386); Other or unnamed flooding ($633,822) | |
| Major federal disasters declared since 2000 | 14 (10 hurricane, 1 tropical storm, 1 biological) |
Flood insurance discount: the county (unincorporated areas) holds Community Rating System class 5, worth 25% off federal premiums in high risk zones (map dated 09/24/21).
Alachua County counted 103,368 private jobs in 2023; the largest sectors were health care and social assistance (28%), retail (14%), hotels and restaurants (14%). The visitor economy (hotels and restaurants) is 14% of private jobs, close to the Florida share.
Buying a home in Alachua County
| 2026 loan limit, one unit | Amount |
|---|---|
| FHA | $541,287 |
| Conforming (above this is jumbo) | $832,750 |
The median priced home fits under the FHA limit with room to spare. FHA limits
Price to income: 4.7x locally, 4.8x for Florida.
Loans made here in 2025
| Loan type | Loans | Share | Florida share | Average loan |
|---|---|---|---|---|
| Conventional | 3,383 | 74.7% | 72.2% | $309,236 |
| FHA | 769 | 17% | 17.8% | $314,155 |
| VA | 360 | 7.9% | 9.9% | $332,917 |
| USDA | 18 | 0.4% | 0.2% | $240,000 |
| Purpose | Share of 2025 loans |
|---|---|
| Home purchase | 61.9% |
| Cash out refinance | 13.1% |
| Rate and term refinance | 8.7% |
| Home improvement | 7% |
Lending volume grew 7% versus 2024, when lenders made 4,233 loans.
Loans that fit the local numbers
- Conventional: the default choice here (74.7% of 2025 loans).
- FHA: the $541,287 limit covers the typical $288,800 home.
Down payment help and taxes
Statewide help is available through the Florida Housing Finance Corporation. Owners paid a median $2,773 in property tax (0.96% of value). Homestead and tax caps
Investing in Alachua County
DSCR loans often price above this rate. Method. DSCR loans
Run your own numbers
Long term rentals
| Alachua County | vs Florida | |
|---|---|---|
| Renter occupied homes | 45.9% | +13.5 pts |
| Rent as share of renter income | 39% | +3.8 pts |
| Rental vacancy | 8.6% | +1.0 pts |
Renters are stretched here, which caps rent growth.
Short term rentals
| Item | Here |
|---|---|
| County tourist tax | 5% |
| Plus state sales tax | 6% (plus any county surtax) |
| Homes held for seasonal use | 0.5% (-7.3 pts vs Florida) |
| Commercial airport | Gainesville Regional Airport (GNV) |
Before you underwrite nightly income, get the zoning and HOA answer in writing. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 50.3% |
| Buildings with 5+ units | 29.3% |
| Manufactured homes | 6.3% |
| 2025 loans on 2 to 4 unit properties | 1.52% |
Largest cities and towns in Alachua County
Among places with at least 1,000 residents, High Springs has the highest median value ($320,700) and Waldo the lowest ($113,600); Newberry shows the best rent to price ratio (8.75% gross).
| Place | Population | Median value | Median rent | Median income |
|---|---|---|---|---|
| Gainesville | 145,702 | $247,500 | $1,296 | $46,195 |
| Alachua | 10,743 | $299,200 | $1,284 | $83,464 |
| Newberry | 7,865 | $288,100 | $2,100 | $89,552 |
| High Springs | 6,544 | $320,700 | $1,878 | $94,421 |
| Hawthorne | 1,625 | $177,800 | $727 | $55,406 |
| Waldo | 1,303 | $113,600 | $745 | $29,894 |
| Archer | 958 | $184,800 | $913 | $41,058 |
| Micanopy | 747 | $233,200 | $1,094 | $74,038 |
| La Crosse | 124 | Not reported | Not reported | Not reported |
Census places, including unincorporated communities. Linked places have their own guide.
Compare with neighboring counties
Alachua County has the highest home values in its group; 7 of its 7 neighbors are cheaper by median value.
| County | Median value | Median rent | Growth since 2020 |
|---|---|---|---|
| Alachua County | $288,800 | $1,339 | 4.1% |
| Bradford County | $212,500 | $863 | 0% |
| Columbia County | $194,900 | $976 | 6.3% |
| Gilchrist County | $199,900 | $926 | 14.7% |
| Levy County | $190,600 | $850 | 13.1% |
| Marion County | $243,100 | $1,277 | 17.8% |
| Putnam County | $160,300 | $906 | 6% |
| Union County | $169,500 | $894 | 0.7% |
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.