Holmes County today
What this means
Values in Holmes County are down 2.5% over the past year, now 9.2% below the Jul 2022 peak.
Permits January to September 2026: 12 homes, 20% more than 2025.
A specific house can rent above or below these figures, so pull rental comps for the address. Sources and method: how these figures are built.
Quick facts
| Holmes County | Compared with Florida | |
|---|---|---|
| Population, 2025 estimate | 20,119 | 0.1% of Florida |
| Growth since 2020 | 2.3% | -6.6 pts |
| Median home value | $110,200 | 69% lower |
| Median gross rent | $844 | 49% lower |
| Median household income | $49,343 | 34% lower |
| Owner occupied homes | 76.4% | +8.8 pts |
| Residents 65 and older | 21.2% | -0.1 pts |
| Average commute | 35 min | 24% higher |
| Homes built 2010 or later | 9% | -5.2 pts |
| Housing units permitted in 2025 per 1,000 residents | 0.6 | 92% lower |
| Veterans, share of adults | 9.5% | +2.1 pts |
| Median property tax paid | $600 | 78% lower |
| Average homeowners insurance with wind | $2,942 |
Census figures are 2020 to 2024 averages; see sources and methods.
Living in Holmes County
19%, higher than Florida's 5.58%; lots of manufactured homes (36% of the stock); and a median home value of $110,200, far less than the $359,000 state figure.
Rural northwest Panhandle county on the Alabama line, seated at Bonifay. County seat: Bonifay. Created in 1848.
The population centers are Bonifay, Ponce de Leon and Esto. Bonifay alone has about 2,797 residents.
What anchors the area
- Known for: Ponce de Leon Springs State Park; Vortex Spring
Commutes run long: 35 minutes on average, and 29.9% of workers travel 45 minutes or more.
Growth and where it is heading
Population went from 19,661 in April 2020 to 20,119 in July 2025 (2.3%; Florida 8.9%). Last year alone: -0.02%.
| 2025 building permits | Units |
|---|---|
| Single family | 12 |
| 2 to 4 units | 0 |
| 5 or more units | 0 |
| Total | 12 |
| Per 1,000 residents | 0.6 (well below Florida, 7.6) |
Regional context lives in the Panhandle and Big Bend investor guide.
Risks to price in
No hurricane landfall in Holmes County since 2000 in the record we use. Wind and rain from storms still reach inland.
Budget around $2,942 a year for a homeowners policy with wind; that is the county average reported to state regulators.
45% of homes predate 1980, so expect four point inspections and roof questions from insurers. Insurance and inspections
With 36% of homes manufactured, expect lenders to ask about the foundation, the data plate and whether the home is titled as real property. Manufactured home loans
Flood, storms and jobs
| Holmes County | Florida | |
|---|---|---|
| Homes in a FEMA high risk flood zone | 967 (11%) | 13.3% |
| Homes with federal flood insurance | 99 (1.1%) | 13.7% |
| Insured share inside high risk zones | 7.9% | |
| Flood insurance claims since 2000 | 35, $1,141,509 paid | |
| Costliest flood events for insured homes | Hurricane Sally ($859,939); Other or unnamed flooding ($251,514); Hurricane Ivan ($30,056) | |
| Major federal disasters declared since 2000 | 17 (10 hurricane, 4 severe storm, 2 tropical storm) |
Federal flood policies here pay full rates, since the county (unincorporated areas) has no CRS class. Flood map date: 12/17/10.
Where people work: health care and social assistance (27%), retail (22%), hotels and restaurants (12%), out of 2,142 private jobs in Holmes County (2023). Hotels and restaurants hold 12% of those jobs (close to Florida's 13%).
Buying a home in Holmes 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
Homes cost 2.2 times the median household income here, versus 4.8 statewide. That makes ownership easier to reach than in most of the state.
Loans made here in 2025
| Loan type | Loans | Share | Florida share | Average loan |
|---|---|---|---|---|
| Conventional | 140 | 62.5% | 72.2% | $138,714 |
| FHA | 42 | 18.8% | 17.8% | $175,238 |
| VA | 40 | 17.9% | 9.9% | $277,000 |
| USDA | 2 | 0.9% | 0.2% | $205,000 |
| Purpose | Share of 2025 loans |
|---|---|
| Home purchase | 60.3% |
| Cash out refinance | 14.7% |
| Rate and term refinance | 8.9% |
| Home improvement | 7.1% |
Total loans rose 2.3% from 2024 (219 to 224). VA lending is strong (17.9% of loans).
Loans that fit the local numbers
- Conventional: the default choice here (62.5% of 2025 loans).
- FHA: median price $110,200 vs limit $541,287.
- VA: veterans are 9.5% of adults (Florida 7.4%).
- USDA: a county of 20,119 people likely has eligible addresses; check the map.
Down payment help and taxes
For assistance, start with the state programs at the Florida Housing Finance Corporation. Typical owner tax bill: $600 (0.54%). Homestead and tax caps
Investing in Holmes County
DSCR loans often price above this rate. Method. DSCR loans
Run your own numbers
Long term rentals
| Holmes County | vs Florida | |
|---|---|---|
| Renter occupied homes | 23.6% | -8.8 pts |
| Rent as share of renter income | 28.6% | -6.6 pts |
| Rental vacancy | 7.9% | +0.3 pts |
Short term rentals
| Item | Here |
|---|---|
| County tourist tax | 3% |
| Plus state sales tax | 6% (plus any county surtax) |
| Homes held for seasonal use | 4.6% (-3.2 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 | 59% |
| Buildings with 5+ units | 2.2% |
| Manufactured homes | 36% |
| 2025 loans on 2 to 4 unit properties | 0.89% |
Largest cities and towns in Holmes County
| Place | Population | Median value | Median rent | Median income |
|---|---|---|---|---|
| Bonifay | 2,797 | $142,100 | $868 | $40,896 |
| Ponce de Leon | 780 | $123,800 | Not reported | $77,798 |
| Esto | 375 | $87,500 | $950 | $45,313 |
| Westville | 253 | $102,200 | $669 | $73,750 |
| Noma | 237 | $48,800 | $650 | $45,972 |
Census places, including unincorporated communities. Linked places have their own guide.
Compare with neighboring counties
| County | Median value | Median rent | Growth since 2020 |
|---|---|---|---|
| Holmes County | $110,200 | $844 | 2.3% |
| Jackson County | $120,800 | $865 | 4.9% |
| Walton County | $425,100 | $1,741 | 23.9% |
| Washington County | $171,000 | $888 | 5.4% |
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.