Jackson County today
What this means
Jackson County prices barely moved in the past year (+1.1%).
Builders are pulling back: 109 homes permitted so far in 2026, down 16%.
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
| Jackson County | Compared with Florida | |
|---|---|---|
| Population, 2025 estimate | 49,629 | 0.2% of Florida |
| Growth since 2020 | 4.9% | -4.0 pts |
| Median home value | $120,800 | 66% lower |
| Median gross rent | $865 | 48% lower |
| Median household income | $49,149 | 34% lower |
| Owner occupied homes | 75.9% | +8.3 pts |
| Residents 65 and older | 20.9% | -0.4 pts |
| Average commute | 27 min | 2% lower |
| Homes built 2010 or later | 8.2% | -6.0 pts |
| Housing units permitted in 2025 per 1,000 residents | 2.0 | 74% lower |
| Veterans, share of adults | 7.5% | +0.1 pts |
| Median property tax paid | $609 | 78% lower |
| Average homeowners insurance with wind | $2,851 |
Census figures are 2020 to 2024 averages; see sources and methods.
Living in Jackson County
59%, higher than Florida's 5.58%; home values well below the state ($120,800 vs $359,000); and 27.7% of housing in manufactured homes.
Rural Panhandle county around Marianna, the only Florida county bordering both Georgia and Alabama, shaped by rivers, springs and caves. County seat: Marianna. Created in 1822.
Most people live in or around Marianna, Graceville and Malone. Marianna alone has about 7,150 residents.
What anchors the area
- Colleges: Chipola College (Marianna)
- Economy: Jackson County schools; Chipola College; Baptist College of Florida; state corrections
- Known for: Florida Caverns State Park; Three Rivers State Park; Blue Springs
Growth and where it is heading
Population went from 47,318 in April 2020 to 49,629 in July 2025 (4.9%; Florida 8.9%). The 2024 to 2025 change was -0.62%.
| 2025 building permits | Units |
|---|---|
| Single family | 96 |
| 2 to 4 units | 2 |
| 5 or more units | 0 |
| Total | 98 |
| Per 1,000 residents | 2.0 (well below Florida, 7.6) |
See the Panhandle and Big Bend investor guide for regional corridors.
Risks to price in
Jackson County has had no hurricane landfall since 2000, though passing storms still bring wind and flooding.
Jackson County homeowners paid $2,851 a year on average for coverage that includes wind (state insurance regulator, March 2026).
Older stock (45.7% built before 1980) means insurers will look hard at roofs, wiring and plumbing. Insurance and inspections
Manufactured homes are 27.7% of housing; foundation and title rules decide financing. Manufactured home loans
Flood, storms and jobs
| Jackson County | Florida | |
|---|---|---|
| Homes in a FEMA high risk flood zone | 451 (2.4%) | 13.3% |
| Homes with federal flood insurance | 104 (0.6%) | 13.7% |
| Insured share inside high risk zones | 13.8% | |
| Flood insurance claims since 2000 | 51, $628,745 paid | |
| Costliest flood events for insured homes | Other or unnamed flooding ($345,726); Hurricane Michael ($147,681); Hurricane Sally ($102,548) | |
| Major federal disasters declared since 2000 | 15 (10 hurricane, 2 tropical storm, 2 severe storm) |
Good news for flood premiums: the county (unincorporated areas) earned CRS class 7, so policies in high risk zones get 15% off. Flood map date: 11/14/25.
Where people work: retail (20%), health care and social assistance (19%), transportation and warehousing (12%), out of 9,841 private jobs in Jackson County (2023). The visitor economy (hotels and restaurants) is 11% of private jobs, close to the Florida share.
Buying a home in Jackson County
| 2026 loan limit, one unit | Amount |
|---|---|
| FHA | $541,287 |
| Conforming (above this is jumbo) | $832,750 |
FHA works at the median price here. FHA limits
The median home equals 2.5 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 | 414 | 64% | 72.2% | $158,937 |
| FHA | 130 | 20.1% | 17.8% | $201,846 |
| VA | 93 | 14.4% | 9.9% | $260,914 |
| USDA | 10 | 1.5% | 0.2% | $179,000 |
| Purpose | Share of 2025 loans |
|---|---|
| Home purchase | 57.2% |
| Cash out refinance | 14.2% |
| Rate and term refinance | 10.7% |
| Home improvement | 5.1% |
Lending volume grew 13.5% versus 2024, when lenders made 570 loans. VA lending is strong (14.4% of loans). 10 USDA loans show that parts of the county qualify.
Loans that fit the local numbers
- Conventional: 64% of local loans.
- FHA: the $541,287 limit covers the typical $120,800 home.
- VA: veterans are 7.5% of adults (Florida 7.4%).
- USDA: zero down for eligible rural addresses; check each one on the USDA map.
Down payment help and taxes
First time buyers can check state assistance at the Florida Housing Finance Corporation. Owners paid a median $609 in property tax (0.5% of value). Homestead and tax caps
Investing in Jackson County
DSCR loans often price above this rate. Method. DSCR loans
Run your own numbers
Long term rentals
| Jackson County | vs Florida | |
|---|---|---|
| Renter occupied homes | 24.1% | -8.3 pts |
| Rent as share of renter income | 31.8% | -3.4 pts |
| Rental vacancy | 9.5% | +1.9 pts |
Short term rentals
| Item | Here |
|---|---|
| County tourist tax | 5% |
| Plus state sales tax | 6% (plus any county surtax) |
| Homes held for seasonal use | 3.6% (-4.2 pts vs Florida) |
Before you underwrite nightly income, get the zoning and HOA answer in writing. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 65.4% |
| Buildings with 5+ units | 2.2% |
| Manufactured homes | 27.7% |
| 2025 loans on 2 to 4 unit properties | 0.62% |
Largest cities and towns in Jackson County
Among places with at least 1,000 residents, Graceville has the highest median value ($120,600) and Malone the lowest ($82,500); Marianna shows the best rent to price ratio (10.47% gross).
| Place | Population | Median value | Median rent | Median income |
|---|---|---|---|---|
| Marianna | 7,150 | $98,700 | $861 | $40,414 |
| Graceville | 2,483 | $120,600 | $863 | $41,641 |
| Malone | 1,998 | $82,500 | $684 | $45,000 |
| Sneads | 1,771 | $111,300 | $831 | $38,889 |
| Grand Ridge | 997 | $106,500 | $902 | $68,750 |
| Cottondale | 822 | $79,200 | $1,085 | $36,959 |
| Greenwood | 803 | $96,400 | $907 | $46,023 |
| Alford | 354 | Not reported | $785 | $49,157 |
| Jacob City | 230 | $62,500 | $798 | $37,917 |
| Campbellton | 217 | $77,100 | $1,125 | $50,208 |
Census places, including unincorporated communities. Linked places have their own guide.
Compare with neighboring counties
1 of its 6 neighbors is cheaper by median value.
| County | Median value | Median rent | Growth since 2020 |
|---|---|---|---|
| Jackson County | $120,800 | $865 | 4.9% |
| Bay County | $310,500 | $1,484 | 16.7% |
| Calhoun County | $145,300 | $779 | -2.6% |
| Gadsden County | $174,900 | $851 | 1.1% |
| Holmes County | $110,200 | $844 | 2.3% |
| Liberty County | $127,300 | $943 | 0.7% |
| 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.