Hamilton County today
What this means
Hamilton County gained 5.9% in value over 12 months, ahead of most of Florida.
Builders are pulling back: 19 homes permitted so far in 2026, down 27%.
Sources and method: how these figures are built.
Quick facts
| Hamilton County | Compared with Florida | |
|---|---|---|
| Population, 2025 estimate | 14,180 | 0.1% of Florida |
| Growth since 2020 | 1.3% | -7.6 pts |
| Median home value | $111,200 | 69% lower |
| Median gross rent | $724 | 57% lower |
| Median household income | $50,144 | 33% lower |
| Owner occupied homes | 79.8% | +12.2 pts |
| Residents 65 and older | 19.7% | -1.6 pts |
| Average commute | 30 min | 7% higher |
| Homes built 2010 or later | 10.2% | -4.0 pts |
| Housing units permitted in 2025 per 1,000 residents | 2.4 | 68% lower |
| Veterans, share of adults | 6.5% | -0.9 pts |
| Median property tax paid | $816 | 70% lower |
| Average homeowners insurance with wind | $2,711 |
Census figures are 2020 to 2024 averages; see sources and methods.
Living in Hamilton County
Three things set apart Hamilton County: 42.81%, higher than Florida's 5.58%.
Rural north central county, the only Florida county entirely north of Interstate 10, set apart from its neighbors by the Suwannee and Withlacoochee rivers. The county was formed in 1827 and is governed from Jasper.
Largest communities: Jasper, Jennings and White Springs. Jasper alone has about 3,072 residents.
Growth and where it is heading
The Census counts 14,180 residents as of July 2025, versus 14,004 in 2020, a 1.3% change. In the latest year it lost 0.4%.
| 2025 building permits | Units |
|---|---|
| Single family | 34 |
| 2 to 4 units | 0 |
| 5 or more units | 0 |
| Total | 34 |
| Per 1,000 residents | 2.4 (well below Florida, 7.6) |
Regional context lives in the Northeast and North Central investor guide.
Risks to price in
No hurricane landfall in Hamilton County since 2000 in the record we use. Wind and rain from storms still reach inland.
Average homeowners premium with wind: $2,711 a year, about $226 a month (Florida Office of Insurance Regulation, March 2026).
42.4% of homes are manufactured, so loan options depend on how the home is titled and set. Manufactured home loans
Flood, storms and jobs
| Hamilton County | Florida | |
|---|---|---|
| Homes in a FEMA high risk flood zone | 294 (5.6%) | 13.3% |
| Homes with federal flood insurance | 52 (1%) | 13.7% |
| Insured share inside high risk zones | 14.3% | |
| Flood insurance claims since 2000 | 34, $883,470 paid | |
| Costliest flood events for insured homes | Other or unnamed flooding ($813,059); Hurricane Jeanne ($61,123); Tropical Storm Debby ($4,733) | |
| Major federal disasters declared since 2000 | 17 (10 hurricane, 4 severe storm, 1 tropical storm) |
No flood insurance discount: the county (unincorporated areas) is in the federal program but has no CRS rating (map dated 04/23/25).
Hamilton County counted 1,760 private jobs in 2023; the largest sectors were manufacturing (31%), retail (24%), wholesale trade (11%). Tourism signal: 7% work in hotels and restaurants, well below the state's 13%.
Buying a home in Hamilton 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
The median home equals 2.2 years of median household income (4.8 for the state). Monthly payments are more manageable relative to local incomes.
Loans made here in 2025
| Loan type | Loans | Share | Florida share | Average loan |
|---|---|---|---|---|
| Conventional | 105 | 64% | 72.2% | $153,095 |
| FHA | 39 | 23.8% | 17.8% | $204,231 |
| VA | 18 | 11% | 9.9% | $311,111 |
| USDA | 2 | 1.2% | 0.2% | $255,000 |
| Purpose | Share of 2025 loans |
|---|---|
| Home purchase | 68.3% |
| Cash out refinance | 12.8% |
| Rate and term refinance | 12.8% |
| Home improvement | 1.8% |
That is up 3.1% from 159 loans in 2024. FHA carries more weight here (23.8% of loans).
Loans that fit the local numbers
- Conventional: 64% of local loans.
- FHA: median price $111,200 vs limit $541,287.
- USDA: outside the main towns, many addresses in a county of 14,180 can qualify.
Down payment help and taxes
For assistance, start with the state programs at the Florida Housing Finance Corporation. Property taxes run about 0.73% of value for current owners (median bill $816); a new buyer's bill resets to the purchase price. Homestead and tax caps
Investing in Hamilton County
DSCR loans often price above this rate. Method. DSCR loans
Run your own numbers
Long term rentals
| Hamilton County | vs Florida | |
|---|---|---|
| Renter occupied homes | 20.2% | -12.2 pts |
| Rent as share of renter income | 44.6% | +9.4 pts |
| Rental vacancy | 1.1% | -6.5 pts |
High rent burden limits how far rents can climb. Rental vacancy is tight.
Short term rentals
| Item | Here |
|---|---|
| County tourist tax | 3% |
| Plus state sales tax | 6% (plus any county surtax) |
| Homes held for seasonal use | 4.9% (-2.9 pts vs Florida) |
Zoning, registration and HOA rules decide if a home can rent nightly. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 49.6% |
| Buildings with 5+ units | 1.8% |
| Manufactured homes | 42.4% |
| 2025 loans on 2 to 4 unit properties | 0.61% |
Largest cities and towns in Hamilton County
| Place | Population | Median value | Median rent | Median income |
|---|---|---|---|---|
| Jasper | 3,072 | $78,300 | $725 | $49,500 |
| Jennings | 1,164 | $71,800 | $812 | $23,243 |
| White Springs | 919 | $84,100 | $768 | $38,229 |
Census places, including unincorporated communities. Linked places have their own guide.
Compare with neighboring counties
Hamilton County has the lowest home values in its group; Hamilton County has the slowest growth in its group; 0 of its 3 neighbors are cheaper by median value.
| County | Median value | Median rent | Growth since 2020 |
|---|---|---|---|
| Hamilton County | $111,200 | $724 | 1.3% |
| Columbia County | $194,900 | $976 | 6.3% |
| Madison County | $116,200 | $874 | 4.4% |
| Suwannee County | $171,600 | $884 | 10.8% |
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.