Washington County today
What this means
Values in Washington County are about flat (+1.1% in a year).
Builders are busier: 218 homes permitted so far in 2026, up 36%.
Treat these as area figures and confirm rent with comps. Sources and method: how these figures are built.
Quick facts
| Washington County | Compared with Florida | |
|---|---|---|
| Population, 2025 estimate | 26,695 | 0.1% of Florida |
| Growth since 2020 | 5.4% | -3.5 pts |
| Median home value | $171,000 | 52% lower |
| Median gross rent | $888 | 47% lower |
| Median household income | $58,210 | 22% lower |
| Owner occupied homes | 80% | +12.4 pts |
| Residents 65 and older | 18.8% | -2.5 pts |
| Average commute | 36 min | 29% higher |
| Homes built 2010 or later | 11.3% | -2.9 pts |
| Housing units permitted in 2025 per 1,000 residents | 8.4 | 11% higher |
| Veterans, share of adults | 9.1% | +1.7 pts |
| Median property tax paid | $792 | 71% lower |
| Average homeowners insurance with wind | $2,871 |
Census figures are 2020 to 2024 averages; see sources and methods.
Living in Washington County
What stands out about Washington County: 36.7% of housing in manufactured homes; lower rents than Florida overall ($888 a month); and home values well below the state ($171,000 vs $359,000).
Rural northwest Panhandle county of rolling hills and pine and hardwood forest. The county was formed in 1825 and is governed from Chipley.
Largest communities: Chipley, Vernon and Wausau. Chipley alone has about 3,683 residents.
Chipley, a railroad town, is the county seat and largest city; Vernon sits at the geographic center. Tri County Airport is near Chipley. Since 2023 the county has been part of the Panama City metro area, with Bay County to the south.
Many residents work elsewhere; the average commute is 36 minutes.
Growth and where it is heading
The Census counts 26,695 residents as of July 2025, versus 25,321 in 2020, a 5.4% change. Last year alone: +0.9%.
| 2025 building permits | Units |
|---|---|
| Single family | 223 |
| 2 to 4 units | 0 |
| 5 or more units | 0 |
| Total | 223 |
| Per 1,000 residents | 8.4 (close to Florida, 7.6) |
Local background
Washington County was founded in December 1825. Vernon, an old railroad town, held the courthouse until 1927, when the seat moved to Chipley. In 2023 the county joined the Panama City metropolitan area, which ties its housing market more closely to Bay County jobs and the coast. Voters lifted the ban on alcohol sales in January 2022. Tri County Airport, about five miles northwest of Chipley, has a 5,398 foot runway and a passenger terminal. Buyers priced out of the beaches often look here, so compare the commute against the savings on price and insurance.
See the Panhandle and Big Bend investor guide for regional corridors.
Risks to price in
No hurricane landfall in Washington County since 2000 in the record we use. Wind and rain from storms still reach inland.
Budget around $2,871 a year for a homeowners policy with wind; that is the county average reported to state regulators.
33.7% of homes predate 1980, so expect four point inspections and roof questions from insurers. Insurance and inspections
Manufactured housing (36.7%) is common here; age and installation decide which loans work. Manufactured home loans
Flood, storms and jobs
| Washington County | Florida | |
|---|---|---|
| Homes in a FEMA high risk flood zone | 832 (7%) | 13.3% |
| Homes with federal flood insurance | 117 (1%) | 13.7% |
| Insured share inside high risk zones | 8.8% | |
| Flood insurance claims since 2000 | 62, $2,820,636 paid | |
| Costliest flood events for insured homes | Other or unnamed flooding ($1,816,461); Hurricane Sally ($683,008); Hurricane Michael ($171,901) | |
| Major federal disasters declared since 2000 | 17 (10 hurricane, 4 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 07/04/11).
Washington County counted 4,041 private jobs in 2023; the largest sectors were retail (20%), health care and social assistance (17%), hotels and restaurants (11%). The visitor economy (hotels and restaurants) is 11% of private jobs, close to the Florida share.
Buying a home in Washington 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
Price to income: 2.9x 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 | 249 | 51.9% | 72.2% | $177,450 |
| FHA | 141 | 29.4% | 17.8% | $216,631 |
| VA | 76 | 15.8% | 9.9% | $267,237 |
| USDA | 14 | 2.9% | 0.2% | $222,143 |
| Purpose | Share of 2025 loans |
|---|---|
| Home purchase | 63.5% |
| Cash out refinance | 12.5% |
| Rate and term refinance | 11% |
| Home improvement | 6% |
Lending volume shrank 4.8% versus 2024, when lenders made 504 loans. FHA share runs well above the state. VA loans are unusually common here. 14 USDA loans show that parts of the county qualify.
Loans that fit the local numbers
- Conventional: 51.9% of local loans.
- FHA: median price $171,000 vs limit $541,287.
- VA: veterans are 9.1% of adults (Florida 7.4%).
- USDA: a county of 26,695 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. Current owners pay a median $792 a year in property tax; plan on more after a sale resets the value. Homestead and tax caps
Investing in Washington County
DSCR loans often price above this rate. Method. DSCR loans
Run your own numbers
Long term rentals
| Washington County | vs Florida | |
|---|---|---|
| Renter occupied homes | 20% | -12.4 pts |
| Rent as share of renter income | 31.3% | -3.9 pts |
| Rental vacancy | 4.7% | -2.9 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 | 5.4% (-2.4 pts vs Florida) |
A home only works as a vacation rental if zoning and the HOA both allow it. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 57.5% |
| Buildings with 5+ units | 1% |
| Manufactured homes | 36.7% |
| 2025 loans on 2 to 4 unit properties | 0.21% |
Largest cities and towns in Washington County
| Place | Population | Median value | Median rent | Median income |
|---|---|---|---|---|
| Chipley | 3,683 | $143,700 | $761 | $46,193 |
| Vernon | 815 | $115,800 | $807 | $43,194 |
| Wausau | 320 | $68,400 | $869 | $32,500 |
| Caryville | 309 | Not reported | $682 | $62,292 |
| Ebro | 229 | $191,700 | $967 | $78,036 |
Census places, including unincorporated communities. Linked places have their own guide.
Compare with neighboring counties
2 of its 4 neighbors are cheaper by median value.
| County | Median value | Median rent | Growth since 2020 |
|---|---|---|---|
| Washington County | $171,000 | $888 | 5.4% |
| Bay County | $310,500 | $1,484 | 16.7% |
| Holmes County | $110,200 | $844 | 2.3% |
| Jackson County | $120,800 | $865 | 4.9% |
| Walton County | $425,100 | $1,741 | 23.9% |
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.