Union County today
What this means
Union County prices barely moved in the past year (+0.6%), now 2.8% below the Apr 2026 peak.
Permits January to September 2026: 46 homes, 35% more than 2025.
Sources and method: how these figures are built.
Quick facts
| Union County | Compared with Florida | |
|---|---|---|
| Population, 2025 estimate | 16,250 | 0.1% of Florida |
| Growth since 2020 | 0.7% | -8.2 pts |
| Median home value | $169,500 | 53% lower |
| Median gross rent | $894 | 46% lower |
| Median household income | $64,146 | 14% lower |
| Owner occupied homes | 74.7% | +7.1 pts |
| Residents 65 and older | 16.6% | -4.7 pts |
| Average commute | 37 min | 33% higher |
| Homes built 2010 or later | 16.4% | +2.2 pts |
| Housing units permitted in 2025 per 1,000 residents | 2.8 | 63% lower |
| Veterans, share of adults | 9.1% | +1.7 pts |
| Median property tax paid | $980 | 64% lower |
| Average homeowners insurance with wind | $2,667 |
Census figures are 2020 to 2024 averages; see sources and methods.
Living in Union County
Three things set apart Union County: lots of manufactured homes (48.6% of the stock); lower rents than Florida overall ($894 a month); and cheaper homes than most of Florida (median $169,500).
Rural north central county seated at Lake Butler, the smallest Florida county by area. The county was formed in 1921 and is governed from Lake Butler.
Largest communities: Lake Butler, Raiford and Worthington Springs. Lake Butler alone has about 1,601 residents.
At about 250 square miles, it is the smallest county in Florida. Lake Butler is the largest town (about 1,800 people), and Raiford and Worthington Springs are tiny towns. State prisons, including Union Correctional Institution and the Reception and Medical Center, are major employers.
Commutes run long: 37 minutes on average, and 34.2% of workers travel 45 minutes or more.
Growth and where it is heading
Population went from 16,145 in April 2020 to 16,250 in July 2025 (0.7%; Florida 8.9%). In the latest year it gained 3.08%.
| 2025 building permits | Units |
|---|---|
| Single family | 45 |
| 2 to 4 units | 0 |
| 5 or more units | 0 |
| Total | 45 |
| Per 1,000 residents | 2.8 (well below Florida, 7.6) |
Local background
Union County was formed from part of Bradford County in 1921 and, at about 250 square miles, is the smallest county in Florida by area. Lake Butler is the seat with about 1,800 residents, Worthington Springs has about 390 and Raiford about 240. State corrections work anchors the local job base: Union Correctional Institution and the Reception and Medical Center are here, along with a Department of Corrections regional office. Three rail lines once crossed the county and all are now abandoned. A small, steady employer base like this tends to support long term rentals more than seasonal ones.
See the Northeast and North Central investor guide for regional corridors.
Risks to price in
No hurricane landfall in Union County since 2000 in the record we use. Wind and rain from storms still reach inland.
State data puts the typical homeowners policy with wind at $2,667 a year in Union County.
With 48.6% 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
| Union County | Florida | |
|---|---|---|
| Homes in a FEMA high risk flood zone | 155 (3.4%) | 13.3% |
| Homes with federal flood insurance | 65 (1.4%) | 13.7% |
| Insured share inside high risk zones | 29% | |
| Flood insurance claims since 2000 | 17, $273,674 paid | |
| Costliest flood events for insured homes | Hurricane Irma ($151,326); Tropical Storm Debby ($78,830); Hurricane Elsa ($20,433) | |
| Major federal disasters declared since 2000 | 15 (10 hurricane, 2 severe storm, 1 tropical storm) |
Federal flood policies here pay full rates, since the county (unincorporated areas) has no CRS class. Flood map date: 11/02/18.
Where people work: transportation and warehousing (24%), health care and social assistance (20%), retail (15%), out of 1,586 private jobs in Union County (2023). Tourism signal: 8% work in hotels and restaurants, well below the state's 13%.
Buying a home in Union 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 2.6 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 | 106 | 62% | 72.2% | $171,038 |
| FHA | 43 | 25.1% | 17.8% | $252,442 |
| VA | 22 | 12.9% | 9.9% | $299,091 |
| USDA | 0 | 0% | 0.2% | Not reported |
| Purpose | Share of 2025 loans |
|---|---|
| Home purchase | 52% |
| Cash out refinance | 17% |
| Rate and term refinance | 13.5% |
| Home improvement | 8.8% |
Total loans rose 11% from 2024 (154 to 171). FHA share runs well above the state. VA lending is strong (12.9% of loans).
Loans that fit the local numbers
- Conventional: used for 62% of loans; mortgage insurance comes off later.
- FHA: lower scores and higher debt ratios allowed; limit $541,287.
- VA: veterans are 9.1% of adults (Florida 7.4%).
- USDA: a county of 16,250 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. Current owners pay a median $980 a year in property tax; plan on more after a sale resets the value. Homestead and tax caps
Investing in Union County
DSCR loans often price above this rate. Method. DSCR loans
Run your own numbers
Long term rentals
| Union County | vs Florida | |
|---|---|---|
| Renter occupied homes | 25.3% | -7.1 pts |
| Rent as share of renter income | 30.4% | -4.8 pts |
| Rental vacancy | 1.2% | -6.4 pts |
Rental vacancy is tight.
Short term rentals
| Item | Here |
|---|---|
| County tourist tax | 0% |
| Plus state sales tax | 6% (plus any county surtax) |
| Homes held for seasonal use | 3.7% (-4.1 pts vs Florida) |
Nightly rental rights depend on zoning, local registration and the HOA. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 45.2% |
| Buildings with 5+ units | 1.4% |
| Manufactured homes | 48.6% |
| 2025 loans on 2 to 4 unit properties | 0% |
Largest cities and towns in Union County
| Place | Population | Median value | Median rent | Median income |
|---|---|---|---|---|
| Lake Butler | 1,601 | $167,800 | $774 | $49,922 |
| Raiford | 382 | Not reported | $945 | $63,281 |
| Worthington Springs | 279 | $183,300 | $1,109 | $48,750 |
Census places, including unincorporated communities. Linked places have their own guide.
Compare with neighboring counties
| County | Median value | Median rent | Growth since 2020 |
|---|---|---|---|
| Union County | $169,500 | $894 | 0.7% |
| Alachua County | $288,800 | $1,339 | 4.1% |
| Baker County | $256,700 | $1,302 | 5.2% |
| Bradford County | $212,500 | $863 | 0% |
| Columbia County | $194,900 | $976 | 6.3% |
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.