Suwannee County Homes for Sale

North Central Florida · county seat Live Oak · 44,484 residents

Suwannee County is Live Oak and the Suwannee River — a rural, spring-fed North Central Florida county known for its agriculture, river recreation, and the Spirit of the Suwannee Music Park, all at some of the most affordable prices in the state.

112 homes for saleMedian $271KBalanced MarketNorth Central Florida

Live Market Pulse

55/100
Momentum

Balanced Market

Buyer 7/10 · Seller 4/10 · Investor 5/10. One of Florida's more affordable markets, with value-priced homes and land for buyers who want a rural pace.

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Off-market listings, true comps, and the carrying-cost math before you tour. Or get an instant cash offer on your current home.

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Built fromZillow & Realtor.com datarealMLS listingsCensus & IRSUpdated monthly

LiveMarket PulseApril 2026

$271K

Median Value

+3.9%

1-Yr Price

82days

Avg DOM

13.9%

Price Cuts

Soft

Seller Leverage

$200/sf

Median $/Sqft

112

For Sale

Jon's Current Read

"Suwannee County is Live Oak and the Suwannee River — a rural, spring-fed North Central Florida county known for its agriculture, river recreation, and the Spirit of the Suwannee Music Park, all at some of the most affordable prices in the state. For buyers that means real negotiating room; for sellers, sharp pricing and a willingness to offer a concession. The county median is a starting point — the number that matters is the one for a specific home in a specific Suwannee County neighborhood, which is what we price against live comps."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Suwannee County snapshot (April 2026): typical home value $271K ($200/sqft), about 112 active listings, a median 82 days on market, and 13.9% of listings cutting price — a balanced market. Values are +3.9% over the past year and +7.0% over five years.

Suwannee's economy is agricultural at its core — poultry, dairy, row crops, and timber — supported by healthcare (HCA Florida Lake City and local clinics), county-and-school-district government, and river-and-springs tourism centered on the Spirit of the Suwannee Music Park and the area's many springs.

Live Inventory

Homes for Sale in Suwannee County

About 112 active listings across Suwannee County right now, median list price $359K at $200/sqft. Browse everything for sale, filter by price, area, and school zone, and ask us about any address.

Entry

under $190K

Condos, townhomes, and starter homes — the lowest-cost way into Suwannee County and its school zones.

Core

$190K–$352K

The heart of the market: established single-family homes and newer planned-community product.

Top

$352K+

Luxury, waterfront, acreage, and custom homes — the county's strongest-resale tier.

Search all homes for sale in Suwannee County →See off-market & private listings

Rolled-up counts and medians from Realtor.com, April 2026. Price bands are typical ranges for orientation, not an appraisal.

Suwannee County Market Scorecard

Balanced Market

Suwannee County is a balanced market: about 112 active listings, a median list price of $359,000, 13.9% of them cutting price, and homes going under contract in about 82 days.

$271K

Typical value

New / mo

$200

$/sqft

Days on mkt

13.9%

Cut price

n/a

Median rent

Typical home value · last 13 months $271K

Go deeper: county scorecard · all 67 counties · true cost calculator · affordability calculator.

Typical value & rent: Zillow Research. Listings & days on market: Realtor.com, April 2026. Market metrics describe homes for sale and recent sales, not residents.

Should You Buy, Sell, or Invest Here?

7/10

Buyer

One of Florida's more affordable markets, with value-priced homes and land for buyers who want a rural pace.

4/10

Seller

Demand is steady but thin and value-driven, so price to recent local comps.

5/10

Investor

Low entry prices and steady local rental demand, though appreciation here is slow and steady rather than fast.

Momentum Offers

Get a Cash Offer in Suwannee County

Need to sell fast, as-is, or skip the showings? Momentum Offers gets you a real cash offer on your Suwannee County home in 24 hours — and, because we're a licensed RealTrends-500 brokerage, we'll also show you what the same home would net on the open market, so you can choose with both numbers in front of you.

Cash offer

~$244K

Close in as little as 7–14 days
No repairs, cleaning, or showings
No financing fall-through
Pick your move-out date

List with Momentum

~$271Ktypical value

Often nets more, even after commission
Sells 1.25% above MLS average, 8 days faster
Full marketing & negotiation
We front the prep with our concierge

Get my Suwannee County cash offer →How Momentum Offers works

Figures are illustrative ranges, not an offer. Your actual cash offer and net-to-seller depend on the home's condition, location, and current Suwannee County demand. Compare both at our Suwannee County cash-offer page.

Schools in Suwannee County

The Suwannee County School District serves Live Oak and the surrounding rural communities.

Suwannee High School (Live Oak)
Branford High School

This is a small district; confirm the zoned assignment for a specific address. See school-zone guides →

Taxes, Insurance & Cost to Own

A median-priced Suwannee County home costs about $1,965/month all-in (mortgage, tax, and insurance, 10% down) against median household income of $55,479. Florida's homestead exemption removes up to $50,000 of assessed value, and Save Our Homes caps annual assessed-value increases at 3% while you keep the homestead.

Typical property-tax millage	16.489 mills (~1.65% before exemptions)
Avg. homeowners insurance	$1,258/yr (Citizens county avg)
Homestead exemption	Up to $50,000 + 3% Save Our Homes cap
Est. all-in monthly (PITI)	$1,965/mo on a $271K home
Income to buy median home	$78,600/yr (est.)

At about $1,258 a year on average, Suwannee is among the more reasonable insurance markets in Florida, though coastal and older homes still run well above the average. Wind-mitigation features earn insurance credits; flood insurance is priced separately by address. Run your own numbers with the true cost calculator.

New Construction in Suwannee County

Builders pulled 136 residential permits last year (0.0% YoY) — 134 single-family and 2 multifamily, about 3.1 per 1,000 residents. Builders compete on rate buydowns and closing-cost credits; buyer representation matters even on a new build. See active builders →

Population & Migration

Suwannee County has about 44,484 residents. On a net domestic basis it gained roughly 750 people and a net +$26.71M in adjusted gross income in the latest IRS filing year (county-to-county moves within the U.S.; this does not count international migration or births). Migration is the demand engine behind prices: when more income flows in than out, it supports both rents and values.

12-Month Forecast

Expect Suwannee to stay an affordable, steady rural market over the next 12 months, with agriculture and river tourism anchoring demand and very low home prices.

Cities & Towns in Suwannee County

The cities and communities that make up Suwannee County — each its own market with its own prices, schools, and feel.

Live Oak	County seat; the gateway to Suwannee River recreation.
Branford	Springs-and-river town on the Suwannee.
Wellborn / McAlpin	Rural agricultural communities.

Economy & Major Employers

Suwannee County School District
Suwannee County government
agriculture (poultry, dairy, row crops)
Spirit of the Suwannee Music Park
regional healthcare and clinics
North Florida College (nearby)

Agriculture — poultry, dairy, and row crops — anchors the rural economy along the Suwannee River.

A deep, diversified employer base is what underpins housing demand through national cycles. Talk to a local Suwannee County agent →

Most Popular Communities

The master-planned, golf, waterfront, luxury, and 55+ communities buyers ask about most in Suwannee County.

Golf	The Country Club of Suwannee
Waterfront	Suwannee River, Santa Fe River, area springs (Branford, Peacock)
Luxury	riverfront and farmland estates

Lifestyle in Suwannee County

Suwannee is river-and-springs country, immortalized in song: the iconic Suwannee River for paddling and tubing, the clear springs around Branford (a cave-diving destination), and the Spirit of the Suwannee Music Park, a major destination for festivals and camping. It is an affordable, outdoorsy, agricultural lifestyle far from the crowds.

Risks to Weigh

Suwannee's risks are rural and riverine: Suwannee River flooding can be significant in major storms, the economy is agriculture-dependent, and incomes are modest. Inland location means wind-and-rain rather than surge, and insurance is moderate.

Suwannee County Communities

Browse every Suwannee County community on our interactive map, sortable by price, schools, and commute.

Explore Suwannee County on the map →

Suwannee County Real Estate FAQ

What is the median home price in Suwannee County?

The typical Suwannee County home is worth about $271K as of April 2026 (Zillow ZHVI), +3.9% over the past year. The median list price is similar; individual neighborhoods range widely around that figure.

Is Suwannee County a buyer's or seller's market?

As of April 2026, Suwannee County is a balanced market. Homes are taking a median of 82 days to sell, and inventory has rebuilt from its lows, giving buyers more room to negotiate than in recent years.

Is Suwannee County expensive?

Suwannee County's price-to-income ratio is about 4.9×, which is around the typical Florida county. The bigger cost surprises for newcomers are property insurance and, in newer communities, CDD fees — not the sticker price.

What is the average rent in Suwannee County?

Zillow does not publish a reliable median-rent index for a market the size of Suwannee County, so we don't quote a single rent figure here. A local agent can pull recent comparable rentals for a specific home or area.

Are property taxes high in Suwannee County?

The typical millage is about 16.489 mills, or roughly 1.65% of taxable value before exemptions. Florida's $50,000 homestead exemption and the Save Our Homes 3% assessment cap meaningfully lower the bill for owner-occupants.

How much is homeowners insurance in Suwannee County?

The Citizens county-average premium is about $1,258 a year, but your actual cost depends heavily on the home's age, roof, construction, and flood zone. Wind-mitigation credits can lower it; flood insurance is priced separately by address.

Is Suwannee County a good place to invest in real estate?

Low entry prices and steady local rental demand, though appreciation here is slow and steady rather than fast.

Is Suwannee County growing?

Suwannee County has about 44,484 residents and is still drawing net in-migration of people and income. Migration and jobs are the forces most likely to support prices through the rate cycle.

How long do homes take to sell in Suwannee County?

A median of about 82 days on market as of April 2026, longer than the 2021-2022 frenzy and a sign of today's more balanced conditions.

What are the best areas to live in Suwannee County?

The county seat, Live Oak, anchors the market, and the right area depends on whether you prioritize schools, commute, the water, or new construction. Our neighborhood guides map each on price, schools, and lifestyle.

What is the price per square foot in Suwannee County?

Listings in Suwannee County are priced around the area's median per-square-foot rate as of April 2026; smaller, older, and inland homes run below it, while new construction and waterfront run above. Per-square-foot is most useful within a single neighborhood, not across the whole county.

How much income do I need to buy a home in Suwannee County?

As a rough rule, a buyer needs household income roughly in line with the county's price-to-income ratio of 4.9× the home price, keeping total housing costs near 30% of income. Median household income here is $55,479. A lender pre-approval gives you the exact figure for your situation.

Is now a good time to buy in Suwannee County?

It depends on your horizon. For buyers planning to stay several years, today's balanced market conditions — more inventory and routine price cuts — offer better terms than the 2021-2022 peak. For short-term flips, flat appreciation makes the math tight. The right answer is specific to the home and your timeline.

Do I need flood insurance in Suwannee County?

It depends on the address. Homes in FEMA high-risk flood zones (A or V) typically require flood insurance with a federally backed mortgage, and even outside those zones it can be worth carrying in low-lying or coastal parts of Suwannee County. Flood premiums are priced separately by address under FEMA Risk Rating 2.0, so always check the flood zone before you buy.

Is Suwannee County a good place to retire?

Florida's lack of a state income tax and the homestead/Save Our Homes protections make Suwannee County attractive for retirees on a fixed income, especially in its 55+ and lower-maintenance communities. Weigh that against insurance costs and proximity to healthcare when you choose a specific area.

How fast are home prices rising in Suwannee County?

Over the past year, the typical Suwannee County home value moved +3.9%. Over five years it is +7.0% and over ten years +8.1% — so the long-run trend is up even though near-term growth has cooled.

What is the cost of living in Suwannee County?

Housing, insurance, and property tax are the main local cost drivers; Florida charges no state income tax. A median-priced home runs about $1,965 a month all-in (mortgage, tax, and insurance), against median household income of $55,479 a year. Utilities, transportation, and healthcare track close to state averages.

What are the risks of buying in Suwannee County?

The main ones are hurricane and flood exposure (which drive insurance costs), rising premiums statewide, and — in fast-growing submarkets — overbuilding that can soften resale and rents. On older condos, ask about reserves and special assessments. None are dealbreakers, but all belong in your budget before you offer.

Is Suwannee County good for real estate investors?

Suwannee County's estimated cap rate is roughly in line with the state norm, so it leans toward appreciation over cash flow. Net migration and the local job base are the demand signals that matter most for landlords here.

What counties are near Suwannee County?

See the 'Explore more' section on this page for direct links to the neighboring county market reports, plus the full set of scorecards for all 67 Florida counties.

Has inventory in Suwannee County gone up?

Yes — active listings are +30.1% versus a year ago. That rebuild from pandemic-era lows is the single biggest reason buyers have more leverage now than they did in 2021-2022.

Is Suwannee County a good place for an affordable rural property?

Yes — Suwannee County offers some of the most affordable land and homes in Florida, with a rural, agricultural pace along the famous Suwannee River and its springs. It suits buyers wanting acreage, river-and-springs recreation, and low costs, with the trade-offs of limited jobs and amenities and some river-flood exposure on low-lying parcels.

More North Central Florida Counties

Alachua · Marion · Columbia · Bradford · Gilchrist · Union · Hamilton · Levy · Citrus

Go deeper on Suwannee County: Suwannee property taxes · market scorecard (0–100) · cash offer & sell fast · search homes for sale

Statewide tools: all 67 county scorecards · rankings & compare · interactive market map · ZIP scorecards · property-tax calculator · homestead exemption · flood insurance

Talk to a Local Expert

Your move in Suwannee County starts with a real person.

Buying, selling, or investing — tell us what you're working on and a Suwannee County specialist follows up within one business day with real comps, the off-market list, and representation that's yours.