Suwannee County today
What this means
Suwannee County gained 2.6% in value over 12 months, ahead of most of Florida.
Treat these as area figures and confirm rent with comps. Sources and method: how these figures are built.
Quick facts
| Suwannee County | Compared with Florida | |
|---|---|---|
| Population, 2025 estimate | 48,149 | 0.2% of Florida |
| Growth since 2020 | 10.8% | +1.9 pts |
| Median home value | $171,600 | 52% lower |
| Median gross rent | $884 | 47% lower |
| Median household income | $56,658 | 24% lower |
| Owner occupied homes | 74.9% | +7.3 pts |
| Residents 65 and older | 21.2% | -0.1 pts |
| Average commute | 29 min | 4% higher |
| Homes built 2010 or later | 11.5% | -2.7 pts |
| Housing units permitted in 2025 per 1,000 residents | 2.8 | 63% lower |
| Veterans, share of adults | 9.9% | +2.5 pts |
| Median property tax paid | $1,213 | 56% lower |
| Average homeowners insurance with wind | $2,749 |
Census figures are 2020 to 2024 averages; see sources and methods.
Living in Suwannee County
Compared with the rest of Florida, Suwannee County has lots of manufactured homes (47.7% of the stock); lower rents than Florida overall ($884 a month); and home values well below the state ($171,600 vs $359,000).
Largely rural north central county seated at Live Oak, bordered in part by the Suwannee River. The county was formed in 1858 and is governed from Live Oak.
Largest communities: Live Oak and Branford. Live Oak alone has about 6,985 residents.
The Suwannee River wraps most of the county. Interstate 10 has exits near Falmouth, at Live Oak and north of Wellborn, and Suwannee County Airport sits two miles west of Live Oak.
What anchors the area
- Known for: Suwannee River Greenway; Ichetucknee Springs State Park
Households are large, averaging 2.69 people.
Growth and where it is heading
The Census counts 48,149 residents as of July 2025, versus 43,461 in 2020, a 10.8% change. In the latest year it gained 0.72%.
| 2025 building permits | Units |
|---|---|
| Single family | 134 |
| 2 to 4 units | 2 |
| 5 or more units | 0 |
| Total | 136 |
| Per 1,000 residents | 2.8 (well below Florida, 7.6) |
Local background
Suwannee County was created in 1858 and named for the river that forms its northern, western and much of its southern border. Live Oak, the seat, grew as a rail town; its Union Depot has been closed since 1971, though the Florida Gulf and Atlantic Railroad still runs freight. US 129 is the main north and south route, and Interstate 10 has exits near Falmouth, at Live Oak and north of Wellborn. Suwannee County Airport, two miles west of Live Oak, has a paved runway over 4,000 feet. Alcohol sales became legal in August 2011, ending its run as a dry county.
See the Northeast and North Central investor guide for regional corridors.
Risks to price in
No hurricane landfall in Suwannee County since 2000 in the record we use. Wind and rain from storms still reach inland.
Suwannee County homeowners paid $2,749 a year on average for coverage that includes wind (state insurance regulator, March 2026).
With 47.7% 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
| Suwannee County | Florida | |
|---|---|---|
| Homes in a FEMA high risk flood zone | 1,486 (7.2%) | 13.3% |
| Homes with federal flood insurance | 436 (2.1%) | 13.7% |
| Insured share inside high risk zones | 20.1% | |
| Flood insurance claims since 2000 | 216, $7,003,247 paid | |
| Costliest flood events for insured homes | Hurricane Debby ($2,981,220); Tropical Storm Debby ($2,940,943); Other or unnamed flooding ($717,370) | |
| Major federal disasters declared since 2000 | 18 (11 hurricane, 4 severe storm, 1 tropical storm) |
The county (unincorporated areas) holds Community Rating System class 10, which gives no discount on federal flood premiums (map dated 08/28/18).
Where people work: retail (24%), manufacturing (19%), hotels and restaurants (13%), out of 9,268 private jobs in Suwannee County (2023). The visitor economy (hotels and restaurants) is 13% of private jobs, close to the Florida share.
Buying a home in Suwannee 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: 3.0x locally, 4.8x for Florida. Monthly payments are more manageable relative to local incomes.
Loans made here in 2025
| Loan type | Loans | Share | Florida share | Average loan |
|---|---|---|---|---|
| Conventional | 429 | 62.2% | 72.2% | $173,462 |
| FHA | 148 | 21.4% | 17.8% | $221,419 |
| VA | 109 | 15.8% | 9.9% | $304,358 |
| USDA | 4 | 0.6% | 0.2% | $237,500 |
| Purpose | Share of 2025 loans |
|---|---|
| Home purchase | 64.2% |
| Cash out refinance | 16.7% |
| Rate and term refinance | 9.9% |
| Home improvement | 3.8% |
Total loans rose 20% from 2024 (575 to 690). FHA share runs well above the state. VA loans are unusually common here.
Loans that fit the local numbers
- Conventional: the default choice here (62.2% of 2025 loans).
- FHA: lower scores and higher debt ratios allowed; limit $541,287.
- VA: veterans are 9.9% of adults (Florida 7.4%).
- USDA: a county of 48,149 people likely has eligible addresses; check the map.
Down payment help and taxes
Down payment help: use the statewide programs from the Florida Housing Finance Corporation. Median property tax here: $1,213, or 0.71% of the median value. Homestead and tax caps
Investing in Suwannee County
DSCR loans often price above this rate. Method. DSCR loans
Run your own numbers
Long term rentals
| Suwannee County | vs Florida | |
|---|---|---|
| Renter occupied homes | 25.1% | -7.3 pts |
| Rent as share of renter income | 22.3% | -12.9 pts |
| Rental vacancy | 4.9% | -2.7 pts |
Few rentals sit empty.
Short term rentals
| Item | Here |
|---|---|
| County tourist tax | 3% |
| Plus state sales tax | 6% (plus any county surtax) |
| Homes held for seasonal use | 3.5% (-4.3 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 | 45% |
| Buildings with 5+ units | 4.1% |
| Manufactured homes | 47.7% |
| 2025 loans on 2 to 4 unit properties | 0.43% |
Largest cities and towns in Suwannee County
| Place | Population | Median value | Median rent | Median income |
|---|---|---|---|---|
| Live Oak | 6,985 | $160,300 | $903 | $59,375 |
| Branford | 950 | $157,100 | $901 | $44,313 |
Census places, including unincorporated communities. Linked places have their own guide.
Compare with neighboring counties
3 of its 5 neighbors are cheaper by median value.
| County | Median value | Median rent | Growth since 2020 |
|---|---|---|---|
| Suwannee County | $171,600 | $884 | 10.8% |
| Columbia County | $194,900 | $976 | 6.3% |
| Gilchrist County | $199,900 | $926 | 14.7% |
| Hamilton County | $111,200 | $724 | 1.3% |
| Lafayette County | $157,200 | $896 | 6.9% |
| Madison County | $116,200 | $874 | 4.4% |
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.