USDA Income Limits in Georgia, FY 2026
USDA publishes 112 areas in Georgia, and only two household brackets. The rule that decides most files is not the number, it is whose income counts.
The short answer
For most of Georgia, the USDA guaranteed loan income limit is $122,800 for a household of 1 to 4 people and $162,100 for 5 to 8. The highest limit in the state is $135,500 in Atlanta-Sandy Springs-Roswell, GA HUD Metro FMR Area. USDA counts total household income, not just the income of the people on the loan.
Every published Georgia area
| Area | Guaranteed, 1–4 person | Guaranteed, 5–8 person | Low income, 1–4 | Very low income, 1–4 |
|---|---|---|---|---|
| Albany, GA MSA | $122,800 | $162,100 | $61,600 | $38,500 |
| Appling County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Athens-Clarke County, GA MSA | $122,800 | $162,100 | $80,100 | $50,050 |
| Atkinson County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Atlanta-Sandy Springs-Roswell, GA HUD Metro FMR Area | $135,500 | $178,900 | $94,250 | $58,900 |
| Augusta-Richmond County, GA-SC HUD Metro FMR Area | $122,800 | $162,100 | $72,300 | $45,200 |
| Bacon County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Baker County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Baldwin County, GA | $122,800 | $162,100 | $63,900 | $39,950 |
| Banks County, GA | $122,800 | $162,100 | $70,750 | $44,250 |
| Ben Hill County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Berrien County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Bleckley County, GA | $122,800 | $162,100 | $64,250 | $40,150 |
| Brunswick-St. Simons, GA MSA | $122,800 | $162,100 | $73,700 | $46,050 |
| Bulloch County, GA | $122,800 | $162,100 | $62,150 | $38,850 |
| Butts County, GA HUD Metro FMR Area | $122,800 | $162,100 | $64,950 | $40,600 |
| Calhoun County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Camden County, GA | $122,800 | $162,100 | $70,900 | $44,300 |
| Candler County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Charlton County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Chattanooga, TN-GA MSA | $122,800 | $162,100 | $77,900 | $48,700 |
| Chattooga County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Clay County, GA | $122,800 | $162,100 | $61,750 | $38,600 |
| Clinch County, GA | $122,800 | $162,100 | $61,750 | $38,600 |
| Coffee County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Colquitt County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Columbus, GA-AL HUD Metro FMR Area | $122,800 | $162,100 | $67,750 | $42,350 |
| Cook County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Crisp County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Dalton, GA HUD Metro FMR Area | $122,800 | $162,100 | $66,400 | $41,500 |
| Decatur County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Dodge County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Dooly County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Early County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Elbert County, GA | $122,800 | $162,100 | $64,150 | $40,100 |
| Emanuel County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Evans County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Fannin County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Franklin County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Gainesville, GA MSA | $122,800 | $162,100 | $81,600 | $51,000 |
| Gilmer County, GA | $122,800 | $162,100 | $69,500 | $43,450 |
| Glascock County, GA | $122,800 | $162,100 | $64,800 | $40,500 |
| Gordon County, GA | $122,800 | $162,100 | $62,800 | $39,250 |
| Grady County, GA | $122,800 | $162,100 | $62,550 | $39,100 |
| Greene County, GA | $122,800 | $162,100 | $82,000 | $51,250 |
| Habersham County, GA | $122,800 | $162,100 | $68,000 | $42,500 |
| Hancock County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Haralson County, GA HUD Metro FMR Area | $122,800 | $162,100 | $72,900 | $45,550 |
| Hart County, GA | $122,800 | $162,100 | $65,300 | $40,800 |
| Hinesville, GA HUD Metro FMR Area | $122,800 | $162,100 | $65,500 | $40,950 |
| Irwin County, GA | $122,800 | $162,100 | $62,100 | $38,800 |
| Jackson County, GA | $131,100 | $173,100 | $91,200 | $57,000 |
| Jeff Davis County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Jefferson County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Jenkins County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Johnson County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Lamar County, GA | $122,800 | $162,100 | $73,350 | $45,850 |
| Laurens County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Lincoln County, GA HUD Metro FMR Area | $122,800 | $162,100 | $61,600 | $38,500 |
| Long County, GA HUD Metro FMR Area | $122,800 | $162,100 | $63,750 | $39,850 |
| Lumpkin County, GA HUD Metro FMR Area | $122,800 | $162,100 | $76,950 | $48,100 |
| Macon County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Macon-Bibb County, GA HUD Metro FMR Area | $122,800 | $162,100 | $61,750 | $38,600 |
| Meriwether County, GA HUD Metro FMR Area | $122,800 | $162,100 | $61,600 | $38,500 |
| Miller County, GA | $122,800 | $162,100 | $62,500 | $39,050 |
| Mitchell County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Monroe County, GA HUD Metro FMR Area | $126,300 | $166,750 | $87,850 | $54,900 |
| Montgomery County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Morgan County, GA HUD Metro FMR Area | $122,800 | $162,100 | $80,700 | $50,450 |
| Murray County, GA HUD Metro FMR Area | $122,800 | $162,100 | $65,500 | $40,950 |
| Peach County, GA HUD Metro FMR Area | $122,800 | $162,100 | $70,750 | $44,250 |
| Pierce County, GA | $122,800 | $162,100 | $66,950 | $41,850 |
| Polk County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Pulaski County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Putnam County, GA | $122,800 | $162,100 | $76,400 | $47,750 |
| Quitman County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Rabun County, GA | $122,800 | $162,100 | $68,650 | $42,950 |
| Randolph County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Rome, GA MSA | $122,800 | $162,100 | $69,200 | $43,250 |
| Savannah, GA MSA | $123,400 | $162,900 | $85,850 | $53,650 |
| Schley County, GA | $122,800 | $162,100 | $62,500 | $39,050 |
| Screven County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Seminole County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Stephens County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Stewart County, GA HUD Metro FMR Area | $122,800 | $162,100 | $61,600 | $38,500 |
| Sumter County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Talbot County, GA HUD Metro FMR Area | $122,800 | $162,100 | $61,600 | $38,500 |
| Taliaferro County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Tattnall County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Taylor County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Telfair County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Thomas County, GA | $122,800 | $162,100 | $68,650 | $42,950 |
| Tift County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Toombs County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Towns County, GA | $122,800 | $162,100 | $62,950 | $39,350 |
| Treutlen County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Troup County, GA | $122,800 | $162,100 | $66,950 | $41,850 |
| Turner County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Union County, GA | $122,800 | $162,100 | $71,350 | $44,600 |
| Upson County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Valdosta, GA MSA | $122,800 | $162,100 | $66,100 | $41,300 |
| Ware County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Warner Robins, GA HUD Metro FMR Area | $122,800 | $162,100 | $79,300 | $49,550 |
| Warren County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Washington County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Wayne County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Webster County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Wheeler County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| White County, GA | $122,800 | $162,100 | $72,400 | $45,250 |
| Wilcox County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Wilkes County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
| Wilkinson County, GA | $122,800 | $162,100 | $61,600 | $38,500 |
The two right-hand columns are the Low and Very Low tiers, which is what the Section 502 Direct loan is tested against. The Guaranteed columns are the ones that apply to a USDA loan made through a lender like us.
Two brackets, not eight
USDA publishes columns for one through eight people, but in Georgia every area uses the same figure for one to four people and the same higher figure for five to eight. We checked all 949 areas USDA publishes across the states we lend in and found no exception. So the only question that matters is whether your household is four or fewer, or five or more. Going from four people to five raises the limit by about 32%, which is the largest single jump in the rules and worth knowing if you are close.
USDA counts everyone, and this is where files fail
This is the rule that catches people. Most loan programs test the income of the people on the loan. USDA tests the income of the whole household, including an adult child with a job, a parent living with you, or a partner who is not on the mortgage. If a working adult lives in the home, their income counts toward the limit whether or not they are a borrower. There are deductions USDA allows that reduce the figure it actually measures, which is why the number on your tax return is not the number USDA uses. Send us the household and we will work out the adjusted figure rather than guessing from gross pay.
The Section 502 Direct loan is a different program
People search for both and they are not the same thing. The guaranteed loan is made by a lender and backed by USDA, and it is tested against the Guaranteed column. The Section 502 Direct loan is made by USDA itself, carries payment assistance, and is tested against the Low and Very Low columns, which are far lower. In Atlanta-Sandy Springs-Roswell, GA HUD Metro FMR Area, for example, the guaranteed limit is $135,500 while the Low income figure is $94,250 and Very Low is $58,900. We originate the guaranteed loan. If your income points at Direct instead, we will tell you and point you to USDA, because that one does not come through a lender.
The spread across Georgia
Georgia publishes 112 areas, from $122,800 at the low end to $135,500 at the top, a spread of $12,700 on the same household size. The limit follows the area median income where the property sits, not where you live now, so moving between areas can change your eligibility without your income changing at all. Income is only one of the tests: the property also has to be in an eligible area, and that is a separate map we can check for a specific address.
Common questions
What is the USDA income limit in Georgia?
For most of Georgia the guaranteed loan limit is $122,800 for a household of one to four people. The highest in the state is $135,500 in Atlanta-Sandy Springs-Roswell, GA HUD Metro FMR Area. For households of five to eight the figures are higher. These are USDA's FY 2026 adjusted income limits.
Does USDA count the income of people who are not on the loan?
Yes. USDA tests total household income, including adults living in the home who will not be borrowers. That is different from most loan programs and it is the most common reason a USDA application fails on income. USDA also allows certain deductions, so the figure it measures is not simply your gross pay.
Is the income limit different for a bigger family?
There are only two brackets: one to four people, and five to eight. Within each bracket the figure is the same, so a single buyer and a family of four share one limit. Moving from four people to five raises the limit by roughly 32%.
What is the income limit for a Section 502 Direct loan in Georgia?
The Direct loan uses the Low and Very Low income tiers, not the guaranteed figure, and they are much lower. In Atlanta-Sandy Springs-Roswell, GA HUD Metro FMR Area the Low income figure is $94,250 and Very Low is $58,900, against a guaranteed limit of $135,500. The Direct loan is made by USDA rather than by a lender, so it is applied for through USDA.
Which Georgia area has the highest USDA income limit?
Atlanta-Sandy Springs-Roswell, GA HUD Metro FMR Area, at $135,500 for a household of one to four and $178,900 for five to eight.
Want us to check your household against the limit?
Send us the county, who lives in the home and roughly what they earn, and we will work out the adjusted figure USDA actually measures. No obligation.