Liberty County today
What this means
Values in Liberty County are still rising: +4.7% in the past year.
Permits January to September 2026: 21 homes, 110% more than 2025.
Treat these as area figures and confirm rent with comps. Sources and method: how these figures are built.
Quick facts
| Liberty County | Compared with Florida | |
|---|---|---|
| Population, 2025 estimate | 8,035 | 0.0% of Florida |
| Growth since 2020 | 0.7% | -8.2 pts |
| Median home value | $127,300 | 65% lower |
| Median gross rent | $943 | 43% lower |
| Median household income | $58,671 | 21% lower |
| Owner occupied homes | 80.1% | +12.5 pts |
| Residents 65 and older | 14.1% | -7.2 pts |
| Average commute | 33 min | 19% higher |
| Homes built 2010 or later | 9.8% | -4.4 pts |
| Housing units permitted in 2025 per 1,000 residents | 3.1 | 59% lower |
| Veterans, share of adults | 6.3% | -1.1 pts |
| Median property tax paid | $1,152 | 58% lower |
| Average homeowners insurance with wind | $2,880 |
Census figures are 2020 to 2024 averages; see sources and methods.
Living in Liberty County
89%, higher than Florida's 5.58%; a high share of manufactured homes (37%); and home values well below the state ($127,300 vs $359,000).
Rural Big Bend county seated at Bristol, bordered on the west by the Apalachicola River. Bristol is the county seat, and the county dates to 1855.
The population centers are Bristol, Hosford and Lake Mystic. Bristol alone has about 1,020 residents.
What anchors the area
- Known for: Torreya State Park; Apalachicola National Forest
Only 14.1% of residents are 65 or older, younger than the state. Commutes run long: 33 minutes on average, and 41.9% of workers travel 45 minutes or more.
Growth and where it is heading
The Census counts 8,035 residents as of July 2025, versus 7,980 in 2020, a 0.7% change. In the latest year it gained 0.73%.
| 2025 building permits | Units |
|---|---|
| Single family | 25 |
| 2 to 4 units | 0 |
| 5 or more units | 0 |
| Total | 25 |
| Per 1,000 residents | 3.1 (well below Florida, 7.6) |
See the Panhandle and Big Bend investor guide for regional corridors.
Risks to price in
No hurricane landfall in Liberty County since 2000 in the record we use. Wind and rain from storms still reach inland.
Insurance runs about $240 a month here on average ($2,880 a year with wind, per state regulators).
With 37% 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
| Liberty County | Florida | |
|---|---|---|
| Homes in a FEMA high risk flood zone | 162 (5.5%) | 13.3% |
| Homes with federal flood insurance | 13 (0.4%) | 13.7% |
| Insured share inside high risk zones | 4.9% | |
| Flood insurance claims since 2000 | 4, $104,009 paid | |
| Costliest flood events for insured homes | Other or unnamed flooding ($104,009) | |
| Major federal disasters declared since 2000 | 20 (12 hurricane, 5 severe storm, 2 tropical storm) |
No flood insurance discount: the county (unincorporated areas) is in the federal program but has no CRS rating (map dated 08/02/22).
Private employers in Liberty County: 1,082 jobs (2023), led by health care and social assistance (37%), manufacturing (25%), retail (15%). The visitor economy (hotels and restaurants) is 2% of private jobs, well below the Florida share.
Buying a home in Liberty 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: 2.2x locally, 4.8x for Florida. 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 | 64 | 68.8% | 72.2% | $165,469 |
| FHA | 13 | 14% | 17.8% | $217,308 |
| VA | 14 | 15.1% | 9.9% | $324,286 |
| USDA | 2 | 2.2% | 0.2% | $190,000 |
| Purpose | Share of 2025 loans |
|---|---|
| Home purchase | 41.9% |
| Cash out refinance | 18.3% |
| Rate and term refinance | 15.1% |
| Home improvement | 3.2% |
Total loans rose 43.1% from 2024 (65 to 93). VA lending is strong (15.1% of loans).
Loans that fit the local numbers
- Conventional: 68.8% of local loans.
- FHA: median price $127,300 vs limit $541,287.
- USDA: a county of 8,035 people likely has eligible addresses; check the map.
Down payment help and taxes
Statewide help is available through the Florida Housing Finance Corporation. Property taxes run about 0.9% of value for current owners (median bill $1,152); a new buyer's bill resets to the purchase price. Homestead and tax caps
Investing in Liberty County
DSCR loans often price above this rate. Method. DSCR loans
Run your own numbers
Long term rentals
| Liberty County | vs Florida | |
|---|---|---|
| Renter occupied homes | 19.9% | -12.5 pts |
| Rent as share of renter income | 24% | -11.2 pts |
| Rental vacancy | 0% | -7.6 pts |
Few rentals sit empty.
Short term rentals
| Item | Here |
|---|---|
| County tourist tax | 0% |
| Plus state sales tax | 6% (plus any county surtax) |
| Homes held for seasonal use | 10.5% (+2.7 pts vs Florida) |
Nightly rental rights depend on zoning, local registration and the HOA. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 59.2% |
| Buildings with 5+ units | 0.2% |
| Manufactured homes | 37% |
| 2025 loans on 2 to 4 unit properties | 1.08% |
Largest cities and towns in Liberty County
| Place | Population | Median value | Median rent | Median income |
|---|---|---|---|---|
| Bristol | 1,020 | $118,600 | $935 | $47,689 |
| Hosford | 982 | $138,400 | $956 | $97,386 |
| Lake Mystic | 601 | $300,000 | $850 | $60,476 |
| Sumatra | 46 | Not reported | Not reported | Not reported |
Census places, including unincorporated communities. Linked places have their own guide.
Compare with neighboring counties
| County | Median value | Median rent | Growth since 2020 |
|---|---|---|---|
| Liberty County | $127,300 | $943 | 0.7% |
| Calhoun County | $145,300 | $779 | -2.6% |
| Franklin County | $273,300 | $1,049 | 4.7% |
| Gadsden County | $174,900 | $851 | 1.1% |
| Gulf County | $250,000 | $1,187 | 12.3% |
| Jackson County | $120,800 | $865 | 4.9% |
| Leon County | $301,800 | $1,291 | 2.3% |
| Wakulla County | $258,300 | $1,108 | 12.8% |
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.