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Place dossier plate
SheetGA-TOCCOA-GA · Toccoa, GA 9,173 pop · income 17th pct · 8 tracts
Instrument codes from this place’s ACS population and household income, BEA state COL, FBI safety, national income percentile, photo-finish peer city, home-value band, and matched Census-tract book - not a moving recommendation.
Income neighbourhood around Toccoa
Lowest/highest poles plus peers nearest Toccoa on median household income. Full ladder: /browse and /rankings.
median HH income
Fitzgerald · lowest
36,515
Fitzgerald · lowest
36,515 median HH income
29.9% of the leader · rank #1
Hathaway Pines · near
48,705
Hathaway Pines · near
48,705 median HH income
39.9% of the leader · rank #2
Clyde · near
48,705
Clyde · near
48,705 median HH income
39.9% of the leader · rank #3
Joseph · near
48,705
Joseph · near
48,705 median HH income
39.9% of the leader · rank #4
Toccoa · this city
48,706
Toccoa · this city
48,706 median HH income
39.9% of the leader · rank #5
Russellville · near
48,708
Russellville · near
48,708 median HH income
39.9% of the leader · rank #6
Skidaway Isla… · highest
121,991
Skidaway Isla… · highest
121,991 median HH income
100.0% of the leader · rank #7
What this shows Neighbourhood peers only - not a full nationwide city board. Open a near peer when the gap is small; open the poles when the spread is wide.
Compare beyond this state
Nationwide peers by population, income, and FBI crime rate
Out-of-state nearest neighbors for Toccoa on ACS population and median household income
, plus FBI UCR reporting rate when the extract covers this place. Link sets are deduped so each column is a distinct comparison path, not a forecast that peers share a labor market or climate.
Similar population
Nearest out-of-state cities by ACS population. This city: 9,173.
Agency-reported UCR totals per 100,000 population, not a neighborhood safety grade or a prediction of personal risk.
Toccoa - the verdict
Nationally, Toccoa sits in the 17th percentile for household income and the 16th percentile for safety among US cities with a population of 1,000 or more. Source: Census ACS + FBI UCR.
17th
percentile, household income
28th
percentile, home value
51st
percentile, median rent
16th
percentile, safety
📝 How we sourced this
Population, income, and housing-cost figures come from the U.S. Census Bureau American Community Survey 5-year estimates (B-series tables). Crime data uses FBI UCR; climate uses NOAA Climate Normals; school counts come from NCES Common Core of Data; permits use the Census Building Permits Survey (BPS). See our methodology page for the full ETL pipeline and OMB / FIPS join keys.
Data Snapshot: Toccoa, GA
9,173 people live in Toccoa, Georgia - a small town by U.S. Census Bureau ACS 2023 estimates. Toccoa households earn a median of $48,706 annually, in the lower quartile of U.S. cities for household income, with a poverty rate of 13.4%. Typical homes in Toccoa are valued around $155,200, and the median resident age is 41.6 years. Educational attainment runs 18.3% of adults with a bachelor's degree or higher. Separately, 55.0% of working-age residents are in the labor force.
Housing supply pressure shows in Census Building Permit Survey data: 47 residential units were authorized in 2024 (Building Boom), up 327% from five years earlier. Toccoa's reported crime rate runs above the national norm: per-100,000 total crime stands at 2984.6 in FBI UCR data, above the national average (a voluntary reporting program, read this as reporting activity, not a definitive danger score). NOAA climate normals record an annual average temperature of 61.5°F with 59.0 inches of precipitation per year and 1.4 inches of snowfall.
Living costs in Georgia run below the national norm: the state registers 96.3 on a 100-equals-national-average index (Below Average) per BEA Regional Price Parities 2024. A typical two-bedroom carries a HUD Fair Market Rent of $1,203 per month statewide. EIA 2023 residential energy data puts Georgia's average monthly utility costs around $225 (state average). Workers in Toccoa report an average commute of 26.2 minutes, with 83.9% driving alone and 3.7% working from home. Natural-hazard exposure scores 39.5 out of 100 on FEMA's National Risk Index (Very Low).
A decision-led reading path
Useful questions to ask of Toccoa's data
How this reading path is ordered
This is not a composite city score. It is a city-specific route through the available public records, ordered for this profile so the page starts with questions the joined data can actually answer. The route here runs from schools and households to population change to climate and hazard context to housing and income to reported crime to work and mobility to comparison shortlist to within-city variation; another city can have a different sequence or fewer supported layers because the source joins are not uniform.
For Toccoa, city-specific coverage includes FBI reported-crime rates, commute-mode shares, local building permits, annual population history, matched public-school count, within-city Census tract profiles.
All six city-specific enrichment layers used by this profile are present.
Question 1
What does the education layer cover for Toccoa?
The NCES join finds 5 public schools within the city match. 18.3% of adults age 25+ hold a bachelor's degree or higher in the ACS estimate. These measures answer different questions: the school count describes local institutions, while adult attainment describes residents and cannot be used as a school-quality rating.
The city has a broader matched school footprint, but count alone does not describe performance, capacity, program availability, or attendance boundaries. This profile deliberately avoids converting it into an unsupported family-friendliness score.
Recent estimates point upward. Growth can increase housing demand and service needs, but the permit record must move in the same direction before calling it a supply response; the two series measure different things.
Census PEP estimates show the population grew by +375 residents from 2020 to 2025, a +4.1% change. Separately, Census BPS recorded 47 housing units authorized in 2024. PEP and ACS are different Census series, so the trend is kept separate from the headline ACS population.
Which cities make useful reference points for Toccoa?
Within Georgia, the closest population matches are Cusseta-Chattahoochee County (9,181 residents, $59,221 income); Fitzgerald (8,962 residents, $36,515 income); Skidaway Island (8,907 residents, $121,991 income). Outside the state, the closest population matches in this dataset are Bryans Road, MD (9,174 residents); Mahopac, NY (9,171 residents); Seven Corners, VA (9,171 residents). A third, income-matched reference set of 6 out-of-state cities sits in the income neighbourhood chart near the Place Dossier plate. These are mechanical peer sets, not claims that the places share a labor market, climate, culture, or metro context.
Use the in-state set to hold state policy and broad price conditions more nearly constant. Use the nationwide size set to ask whether cities with a similar resident count produce different housing, income, or commute outcomes. The income set is a third lens, deliberately separate from population matching. The nationwide peer panel below adds a fourth FBI UCR reporting-rate lens, not personal risk.
That layer breaks the citywide income, rent, and home-value medians into smaller Census geographies, which can reveal differences that one municipal median necessarily hides. A tract is a statistical area, not a locally defined neighborhood or a promise about conditions on a particular block. Start with the city profile for the broad comparison, then use the tract layer to test whether the same housing and income pattern is consistent across the city. Large within-city spreads are a reason to avoid treating any citywide median as a universal resident experience.
These joined records add useful context, but they do not need another full-size panel. Each remains a separate measure with its own geography and source boundary.
Climate and hazard context
What physical conditions frame life in Toccoa?
NOAA normals put the annual mean temperature at 61.5°F, with 59.0 inches of precipitation and 1.4 inches of annual snowfall. FEMA's state-averaged National Risk Index score for Georgia is 39.5 out of 100. Climate normals describe long-run weather; the FEMA score on PlainCities is a state average of county NRI inputs and combines hazards, exposure, vulnerability, and resilience.
The two sources should not be blended into one comfort or safety score. Use the climate values for baseline conditions and the risk index as a prompt to inspect specific hazards, insurance, and local emergency guidance for a particular address.
Mean temperature
61.5°F
Annual precipitation
59.0 in
FEMA risk index (state avg)
39.5
NOAA Climate Normals and FEMA National Risk Index (state-averaged on PlainCities). Hazard context is not address-level.
How far does income reach against housing in Toccoa?
The home-value-to-income reference sits in a middle range: the ACS median home value is 3.2 times median household income. The ACS poverty estimate is 13.4%, which keeps the citywide median from describing every household.
This is a citywide price-to-income reference, not a mortgage-affordability test; it does not include interest rates, taxes, insurance, household size, or an individual buyer's down payment. Income and home value move within the same broad scale here. The useful next check is not a generic affordability label, but whether similar-size cities offer a materially different income, housing, or commute trade-off.
Household income
$48,706
Home value
$155,200
Value / income
3.2×
City-level Census ACS 2023 medians. The ratio divides two separate medians and is descriptive only.
What can the FBI record say about safety in Toccoa?
Treat this as a reporting-rate comparison, not a prediction of personal risk or a neighborhood-level safety grade. Tourism, daytime population, reporting practices, and variation inside the city are not adjusted away. The state rank and same-state peer table are the narrower comparisons available on this page.
The joined FBI UCR record reports 2984.6 violent and property crimes per 100,000 residents, above the 2280.5 national reference used here. The difference is 31% higher in arithmetic terms, but agency participation is voluntary and reporting completeness varies.
Property rate
2759.9
Violent rate
224.6
Total reported rate
2984.6
FBI Uniform Crime Reporting, incidents per 100,000. Voluntary agency reporting; not a danger score.
What does the journey to work look like in Toccoa?
Mode share answers how workers usually travel; it does not measure congestion, reliability, distance to a particular job, or the quality of transit service. No single mode completely explains the work trip here. The mix is more useful than a one-number commute grade, especially when comparing places where transit, walking, and remote work divide the non-driving share differently.
Driving alone is the largest reported mode at 83.9%. The reported mean trip to work is 26.2 minutes.
Public transit
0.0%
Work from home
3.7%
Drive alone
83.9%
City-level Census ACS commuting estimates covering 4,063 workers age 16+.
Near national cost · BEA RPP 2024, Georgia average
F
City profile score · Toccoa, GA
35/100
5 published dimensions · ACS/FBI 2023
Comparative score against U.S. cities with population of 1,000 or more on Census ACS medians
(income, poverty, bachelor's share, cost of living) and FBI UCR violent-crime rates when
published. Higher means a stronger standing on those published figures, not a livability
rating, not a recommendation to move, buy, or pick a "best" city. Missing inputs drop out
and redistribute weight.
How it is calculated.
Cost of living C
96.3 index
BEA state Regional Price Parities index (100 ≈ national average); lower is stronger on this axis. Same value for every city in the state.
Violent crime D
225 /100k
FBI UCR violent offenses per 100,000 residents; lower is stronger on this axis.
Bachelor's+ share F
18.3%
Adults with a bachelor's degree or higher; ACS.
Poverty rate F
13.4%
Share of residents below the poverty line; lower scores better on this axis.
Household income F
$48,706
Median household income vs U.S. cities (pop ≥1,000); ACS.
Toccoa profile (scored ACS/FBI dimensions)Read the chart values
Cost of living: 57/100 (C) · 96.3 index
Violent crime: 44/100 (D) · 225 /100k
Bachelor's+ share: 29/100 (F) · 18.3%
Poverty rate: 26/100 (F) · 13.4%
Household income: 19/100 (F) · $48,706
Where Toccoa sits on home value vs crime among peer cities
Toccoa's median home value and FBI crime rate plotted with similar-size and
same-state peers (padded with large cities when the peer set is thin). The second
read: pricey does not always mean safer, check which quadrant this city lands in.
Census ACS median home value vs FBI UCR crime rate - Toccoa highlighted among 23 peers.Read the chart values
Toccoa, GA (this city): home $155,200, crime 2,985/100k
Perkasie, PA : home $338,700, crime 708/100k
Fitzgerald, GA : home $99,900, crime 3,755/100k
New York, NY : home $751,700, crime 3,039/100k
Los Angeles, CA : home $879,500, crime 2,212/100k
Chicago, IL : home $315,200, crime 4,012/100k
Houston, TX : home $253,400, crime 5,442/100k
Phoenix, AZ : home $381,900, crime 3,125/100k
Philadelphia, PA : home $232,400, crime 5,457/100k
San Antonio, TX : home $219,700, crime 5,218/100k
San Diego, CA : home $848,500, crime 2,082/100k
Dallas, TX : home $295,300, crime 4,010/100k
San Jose, CA : home $1,187,800, crime 3,195/100k
Austin, TX : home $512,700, crime 3,709/100k
Fort Worth, TX : home $277,300, crime 3,158/100k
Columbus, OH : home $234,500, crime 3,088/100k
Indianapolis, IN : home $207,000, crime 4,214/100k
San Francisco, CA : home $1,380,500, crime 4,526/100k
Seattle, WA : home $912,100, crime 5,783/100k
Denver, CO : home $586,700, crime 5,755/100k
Oklahoma City, OK : home $215,100, crime 3,570/100k
El Paso, TX : home $171,700, crime 1,772/100k
Washington, DC : home $724,600, crime 4,514/100k
How does Toccoa compare to other US cities?
Here's how Toccoa stacks up against the full field of US cities (population 1,000+), computed live from Census and FBI data.
Household income17% higher than other cities
Home value28% pricier than other cities
Median rent51% pricier than other cities
Safety16% safer than other cities
"Safer than" reflects total crime rate from FBI UCR; the others use Census ACS estimates.
A national percentile can hide a lot of local variation: narrowed to Georgia alone, Toccoa ranks #126 of 166 Georgia cities by lowest crime rate - a different, more locally useful comparison than stacking it against the entire country.
How we calculate these percentiles & ranks
Each percentile compares Toccoa against every qualifying US city; each in-state rank narrows that to Georgia only. Full formula and direction notes: methodology.
Georgia-relative analysis
Median Gross Rent places Toccoa near the bottom of Georgia's cities
Among the 638 Georgia cities PlainCities tracks with reported median gross rent data, Toccoa ranks #1 - the 0th percentile within the state. This is a different, narrower cut than the nationwide percentiles above: it compares Toccoa only against its own state's cities, not the full US field.
Median Household Income
#359 of 610
41st percentile in Georgia
Median Gross Rent
#1 of 638
0th percentile in Georgia
Median Home Value
#321 of 577
44th percentile in Georgia
Poverty Rate
#284 of 637
55th percentile in Georgia
Bachelor's Degree or Higher
#301 of 638
53rd percentile in Georgia
How in-state ranks are ordered
Ranked by raw value (highest first); a higher rank is not automatically "better" for every measure, see each metric's own context above. This is a comparison within Georgia only, not a livability score. See the methodology for the source and calculation.
Gauge source note
17th percentile nationally for median household income · 16th percentile for safety (lower crime rate). Source: Census ACS 2023 / FBI UCR 2023.
Toccoa's profile vs. every US city
Income, affordability, and safety percentile
Toccoa's percentile rank on 3 favorable-direction measures (income, affordability, safety) vs. every tracked US city -- higher on every axis is more favorable. Not a composite quality score, just the arithmetic mean of the axes shown.
How Toccoa's home value compares nationally
Median home value vs. every US city (population 1,000+)
$155,200Among the most affordablemore affordable than 72% of 15,600 US cities
Show national distribution
Each bar is a $25K-wide band; taller bars hold more US cities. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.
Source U.S. Census Bureau ACS 5-Year Estimates · 2023
Toccoa's home-value-to-income ratio: 3.2×
ACS median home value divided by median household income.
Band
moderate
3.0–5.0×
National rank
#7,627 of 15,516
More affordable than 51% of tracked cities (pop. 1,000+)
Size class
#6,311 of 11,323
Micro cities (under 10,000)
At 3.2×, Toccoa sits in the moderate band:
national rank #7,627 of 15,516 and #6,311 of 11,323micro cities (under 10,000).
Income and home value move in the same broad scale; check same-state peers before treating the multiple as an advantage or a warning.
How this ratio is calculated
Ratio = Census ACS 2023 median home value ÷ median household income for cities with both fields and population ≥ 1,000.
Rank 1 = lowest ratio (most compact). Bands match the fleet affordability thresholds used on guides (<3.0 / 3.0–5.0 / >5.0).
This is not a mortgage payment estimate and does not include rates, taxes, insurance, or down payment.
Income distribution context
$48,706Toccoa, GA median household income (Census ACS)
Show U.S. national quintile / Lorenz context Toccoa, GA median household income (Census ACS 5-year) with U.S. national quintile shares for context. Diagonal = equality; the curve is national, not computed for Toccoa, GA.
Key socioeconomic indicators
Bachelor's degree or higher (adults 25+)18.3%
Census ACS S1501, educational attainment
Poverty rate (households below FPL)13.4%
Census ACS S1701, poverty status
Labor force participation (adults 16+)55.0%
Census ACS S2301, share of working-age residents in the labor force
Population
9,173
Median Income
$48,706
Median Home Value
$155,200
Median Age
41.6
Poverty Rate
13.4%
Labor force participation
55.0%
Bachelor's Degree+
18.3%
Safety & Crime
Total Crime Rate
2984.6
per 100,000 residents
Violent Crime
224.6
per 100,000 residents
Property Crime
2759.9
per 100,000 residents
Crime reporting caveat
Reflects incidents reported to the FBI's Uniform Crime Reporting program — agency participation is voluntary and reporting completeness varies by jurisdiction and year, so this reflects reporting activity, not a definitive danger score. Not adjusted for tourism, commuter, or daytime population.
Climate
Avg Temperature
61.5°F
Annual Precipitation
59.0"
Annual Snowfall
1.4"
Schools
Total Schools
5
Public schools in this city
Population Change
PEP vintage
Annual U.S. Census Bureau Population Estimates Program (PEP) estimates, 2020–2025
Toccoa's Census PEP population estimates, 2020–2025.Read the chart as text
Period
Population
2020
9,164 residents
2021
9,167 residents
2022
9,195 residents
2023
9,308 residents
2024
9,396 residents
2025
9,539 residents
Housing Supply
BPS source
Census Bureau Building Permits Survey (BPS) - annual residential permits authorized
📈 Building Boom
Total Permits (2024)
47
housing units authorized
Single-Family
47
detached homes
Multifamily
0
apartments & condos
Supply Intensity
5.1
permits per 1,000 residents
5-Year Permit Trend (2019–2024)
Year
Total
Single-Family
Multifamily
Est. Value
2019
11
11
0
$1.6M
2020
17
17
0
$1.8M
2021
8
8
0
$1.5M
2022
17
17
0
$3.1M
2023
16
16
0
$3.1M
2024
47
47
0
$10.6M
Permit volume increased 327% from 2019 to 2024.
Commute Patterns
Commute source
How workers travel to work, Census ACS 2023
Average Commute Time
26.2 minutes
Drive Alone
83.9%
Carpool
9.9%
Public Transit
0.0%
Walk
1.5%
Work from Home
3.7%
Other
1.0%
Based on 4,063 workers 16 and over.
Monthly Utility Costs
Georgia statewide monthly utility average (EIA 2023): $225
EIA 2023 residential energy data puts average monthly utilities across Georgia at $225 (electricity about $125 , water and sewer about $45 ).
These are Georgia statewide averages, not a meter reading for Toccoa. Actual bills vary by home size, usage, and local rates. Source: U.S. Energy Information Administration (EIA) 2023.
Living Costs & Risk
Georgia's BEA cost-of-living index is 96.3 (Below Average; US average = 100, RPP 2024). HUD Fair Market Rent for a typical two-bedroom in the county around Toccoa is $1,203/mo. FEMA's National Risk Index, averaged to Georgia statewide on PlainCities, rates natural-hazard exposure at 39.5 / 100 (Very Low).
Cost/risk geography note
Cost of living is a Georgia statewide BEA average; rent is a county-level HUD Fair Market Rent for the county Toccoa sits in; the FEMA hazard score shown here is a statewide average of county NRI inputs, not a parcel-level reading.
How Toccoa compares to similar-size Georgia cities
Same-state peer method
Closest same-state population matches, not geographic neighbors. Population + median household income come from Census Bureau ACS 5-year B01001 and B19013.
Source: U.S. Census Bureau ACS 5-Year 2023, FBI UCR, NOAA Climate Normals, NCES CCD, Census BPS 2024, Census ACS B08301/B08136, U.S. Energy Information Administration (EIA) 2023, BEA Regional Price Parities 2024, HUD Fair Market Rents 2026, FEMA National Risk Index.