Median Income
$45,625
39% lower than US avg
Home Value
$112,500
60% lower than US avg
Bachelor's+
2.6%
92% lower than US avg
Median Rent
$776
33% lower than US avg
Obesity Rate
38.2%
19% higher than US avg
Unemployment
0.8%
78% lower than US avg
Poverty Rate
20.2%
63% higher than US avg
How McCaysville Compares to the U.S. Average (100% = U.S. avg)
People
Population1,571
Median Age37.3 yrs
Density1,040/mi²
Male / Female44% / 56%
Largest GroupWhite 85%
Veterans5.0%
Economy
B
Median Income$45,625
Per Capita$27,108
Unemployment0.8%
Poverty20.2%
County GDP$1,298M
Commute20 min
Housing
A+
Home Value$112,500
Rent$776
Ownership62.1%
Zillow$329,889
Housing Units846
Rent Burden26.3%
Health
Obesity38.2%
Uninsured22.3%
Smoking17.1%
Depression24.4%
Heart Disease5.9%
Climate
Avg Temp57°F (14°C)
Rain63.2 in/yr
Elevation1,682 ft (513 m)
Education
F
Bachelor's+2.6%
High School+81.1%
Graduate+0.5%
School Score5.48
Community
2024 VoteR 82% / D 17%
Commute20 min
Broadband81.7%
EV Stations1
Libraries1
Is McCaysville a Good Place to Live?
Based on current data, McCaysville receives an overall livability score of 3.1 out of 5.0, earning a grade of B. Key strengths include low unemployment, affordable housing. Areas to be aware of include an elevated poverty rate, a high uninsured rate, below-average incomes. McCaysville offers a solid quality of life with a good balance of affordability, safety, and opportunity.
Economy & Jobs
The median household income in McCaysville is $45,625, 39% below the national average of $75,149. The job market is very strong with unemployment at just 0.8%. The poverty rate of 20.2% exceeds the national average of 12.4%, indicating economic hardship for a significant portion of the population. Workers commute an average of 20 minutes, shorter than most U.S. cities.
Cost of Living & Housing
The median home value in McCaysville is $112,500, 60% below the national median / offering relatively affordable homeownership. Renters pay a median of $776 per month, below the national average / a plus for affordability. At just 2.5x median income, home prices are very affordable relative to local earnings.
Education
2.6% of residents hold a bachelor's degree, below the national average of 33.7%. 81.1% have completed high school. Area schools have an average test score of 5.5/10.
Climate & Weather
McCaysville enjoys a moderate climate with an average annual temperature of 57°F. Winters average 38°F in January while summers reach 75°F in July. Annual precipitation totals 63.2 inches.
McCaysville has a population of 1,571 with a density of 1,040 people per square mile, spread across 1.5 square miles. The median age is 37.3 years, 4% younger than the national median of 38.9. The gender split is 56.1% female and 43.9% male. The city is predominantly White (85.4%), with 10.9% Hispanic. English is the primary language spoken at home by 93.7% of residents, while 9.1% speak Spanish. 5.0% of the population are veterans. 20.1% of residents have a disability (above the 13.0% national average). 77.7% have health insurance coverage.
Population
1,571
Total Population
2023 Census
37.3yrs
Median Age
4% below US avg
Race & Ethnicity
McCaysville vs U.S. Average
Language Spoken at Home
English Only
93.7%
19% above US avg
Spanish
9.1%
32% below US avg
Social Characteristics
McCaysville vs U.S. Average
The median household income in McCaysville is $45,625, which is 39% below the national average of $75,149. Per capita income is $27,108 (below the $39,052 national figure). The average weekly wage is $859, 40% lower than the U.S. average. The unemployment rate is 0.8% (below the 3.6% US average). 20.2% of residents live below the poverty line, higher than the national rate of 12.4%. The area has 828 business establishments, including 70 restaurants. The cost of living index is 96.3, roughly in line with the national average. Workers commute an average of 20 minutes (shorter than the 28-minute US average). 4.3% of workers work from home (below the 15.2% national rate).
Income: McCaysville vs U.S.
Income
| Median HH Income | $45,625 |
| 39% below US avg |
| Per Capita Income | $27,108 |
| Avg Weekly Wage | $859 |
| IRS Avg AGI | $74,918 |
| Gini Index | 0.491 (0=equal, 1=unequal) |
Employment & Poverty
| Unemployment | 0.8% |
| 78% below US avg |
| Poverty Rate | 20.2% |
| 63% above US avg |
| Establishments (County) | 828 |
| County GDP | $1,298M |
Business (County)
| Restaurants | 70 |
| Healthcare | 78 |
| Retail | 140 |
| Manufacturing | 29 |
Tax & Cost of Living
| Property Tax (IRS) | $2,910 |
| 17% below US avg |
| Cost of Living | 96.30 (100=avg) |
| Effective Tax Rate | 2.59% |
Commute & Transportation
| Commute Time | 19.9 min |
| Drive Alone | 79.7% |
| Public Transit | 0.0% |
| Work from Home | 4.3% |
The median home value in McCaysville is $112,500, 60% below the national median of $281,900. Zillow estimates the typical home value at $329,889, higher than the Census estimate. Monthly rent averages $776 (33% below the national average of $1,163). Fair market rent ranges from $1,023 for a one-bedroom to $1,203 for a two-bedroom apartment. 62.1% of housing units are owner-occupied. There are 846 total housing units in the city. The median year a home was built is 1964. The average annual property tax is $2,910 (lower than the $3,500 national average). 26.3% of renters spend 30% or more of their income on housing. The home price-to-income ratio is 2.5x, well within the affordable range.
Home Values
| Census Median | $112,500 |
| 60% below US avg |
| Zillow ZHVI | $329,889 |
Rental Costs
| Census Median Rent | $776 |
| 33% below US avg |
| Rent Burden | 26.3% |
HUD Fair Market Rent
| Studio | $979 |
| 1 Bedroom | $1,023 |
| 2 Bedrooms | $1,203 |
| 3 Bedrooms | $1,524 |
| 4 Bedrooms | $1,775 |
Ownership & Property
| Homeownership | 62.1% |
| Owner-Occupied | 62.1% |
| Renter-Occupied | 37.9% |
| Housing Units | 846 |
| Median Year Built | 1964 |
Property Tax
| Avg Tax (IRS) | $2,910 |
| 17% below US avg |
| Effective Rate | 2.59% |
In McCaysville, 38.2% of adults are obese, above the national rate of 32.1%. 10.8% have diabetes. Heart disease affects 5.9% of residents. 32.8% have high blood pressure. 17.1% are current smokers (above the 14.0% national rate). 17.5% report binge drinking. 26.6% are physically inactive. 24.4% report depression (above the 20.0% national average). 20.0% experience frequent mental distress. 22.3% of residents lack health insurance (above the 8.6% national rate). The primary care physician ratio is 1:1,614. The dentist ratio is 1:3,677. 85.6% of residents have access to exercise opportunities. The food environment index is 8.0 out of 10.
Health Metrics: McCaysville vs U.S. Average (%)
Chronic Conditions
| Obesity | 38.2% |
| 19% above US avg |
| Diabetes | 10.8% |
| Heart Disease | 5.9% |
| High Blood Pressure | 32.8% |
| Asthma | 10.9% |
| COPD | 7.6% |
| Cancer | 7.6% |
| Stroke | 3.2% |
Behaviors & Mental Health
| Smoking | 17.1% |
| 22% above US avg |
| Binge Drinking | 17.5% |
| Physical Inactivity | 26.6% |
| Depression | 24.4% |
| Mental Distress | 20.0% |
| Physical Distress | 14.9% |
| Short Sleep | 37.4% |
Healthcare Access
| Insurance Rate | 77.7% |
| Uninsured | 22.3% |
| 159% above US avg |
| Primary Care | 1:1,614 |
| Dentists | 1:3,677 |
| Mental Health | 1:1,128 |
| Checkup Rate | 74.9% |
| Dental Visits | 56.3% |
| Premature Death | 12,245/100K |
Food & Exercise
| Food Environment | 8.0/10 |
| Exercise Access | 85.6% |
| Healthcare Facilities | 78 |
McCaysville enjoys a temperate climate with an average annual temperature of 57°F (14°C). Winters average 38°F in January while summers reach 75°F in July. Annual precipitation totals 63.2 inches (wetter than the 38-inch national average). The area receives 2.9 inches of snow annually. The city sits at an elevation of 1,682 feet.
Temperature
38°F Jan (3°C)
75°F Jul (24°C)
| Annual Average | 56.7°F |
| 5% above US avg |
| January Average | 38°F (3°C) |
| July Average | 75°F (24°C) |
Geography
| Elevation | 1,682 ft (513 m) |
| Area | 1.5 sq mi (3.9 km²) |
| Population Density | 1,040/sq mi |
| Coordinates | 34.9820°N, 84.3712°W |
| Timezone | America/New_York |
| County | Fannin County County |
| Nearest Airport | Mc Ghee Tyson (TYS) 61 miles away |
Precipitation & Snow
Annual Rainfall
63.2"
66% above US avg
Wettest Month (Dec)
6.43"
Natural Hazard Risk
| Overall Risk | Relatively Low |
| Risk Score | 56.5 / 100 |
| Social Vulnerability | 73.7 / 100 |
| Community Resilience | 35.2 / 100 |
Hazard Breakdown
| Tornado |
Relatively Low |
| Hurricane |
Relatively Low |
| Earthquake |
Relatively Low |
| Wildfire |
Relatively Low |
| Flood |
Relatively Low |
| Hail |
Relatively Low |
| Strong Wind |
Relatively Moderate |
| Heat Wave |
Very Low |
| Winter Weather |
Relatively Low |
| Lightning |
Relatively Moderate |
| Ice Storm |
Relatively Low |
| Drought |
Relatively Low |
| Cold Wave |
Relatively Moderate |
| Landslide |
Relatively Moderate |
Source: FEMA National Risk Index v1.20 (Dec 2025)
Earthquake History
176 earthquakes (M2.5+) within 150 km since 1990.
Strongest: M4.6. Most recent: M2.5 on Aug 19, 2025.
| Apr 29, 2003 |
8 km S of Valley Head, Alabama |
M4.6 |
127 km |
| May 10, 2025 |
21 km SE of Greenback, Tennessee |
M4.1 |
72 km |
| Jul 5, 1995 |
12 km ESE of Tellico Plains, Tennessee |
M3.7 |
44 km |
| Jun 17, 1998 |
9 km SSE of Coalfield, Tennessee |
M3.6 |
107 km |
| Jul 19, 1997 |
12 km E of Cohutta, Georgia |
M3.5 |
40 km |
| Jun 19, 2007 |
10 km ENE of Spencer, Tennessee |
M3.5 |
127 km |
| Jun 16, 2006 |
9 km W of Maggie Valley, North Carolina |
M3.4 |
121 km |
| Mar 18, 1995 |
10 km SE of Dayton, Tennessee |
M3.3 |
71 km |
| Apr 20, 2010 |
4 km SW of Maryville, Tennessee |
M3.3 |
89 km |
| Aug 31, 2009 |
2 km NNE of Friendsville, Tennessee |
M3.3 |
91 km |
| Apr 11, 2006 |
5 km NE of Etowah, Tennessee |
M3.3 |
43 km |
| Jul 26, 2001 |
11 km N of Sevierville, Tennessee |
M3.2 |
133 km |
| Mar 7, 2001 |
6 km NW of Decatur, Tennessee |
M3.2 |
77 km |
| Apr 5, 1994 |
10 km N of Trenton, Georgia |
M3.2 |
102 km |
| May 10, 2006 |
3 km WNW of Madisonville, Tennessee |
M3.2 |
61 km |
| Aug 1, 2009 |
8 km ENE of Ducktown, Tennessee |
M3.2 |
12 km |
| Mar 21, 2001 |
7 km ESE of Trenton, Georgia |
M3.2 |
98 km |
| Mar 7, 2001 |
5 km WNW of Decatur, Tennessee |
M3.2 |
75 km |
| Jul 26, 2001 |
11 km S of New Market, Tennessee |
M3.2 |
135 km |
| May 10, 2020 |
7 km SSE of Sewanee, Tennessee |
M3.1 |
140 km |
Source: USGS (M2.5+, 1990-2025)
Tornado History
332 tornadoes (EF0+) within 100 km since 1950.
Strongest: EF4. Total: 101 fatalities, 1,608 injuries.
| Date |
Rating |
Distance |
Fatalities |
| Apr 27, 2011 |
EF4 |
68 km |
0 |
| Apr 27, 2011 |
EF4 |
75 km |
20 |
| Apr 3, 1974 |
EF4 |
82 km |
9 |
| Apr 3, 1974 |
EF4 |
68 km |
6 |
| Apr 3, 1974 |
EF4 |
7 km |
4 |
| May 2, 1953 |
EF4 |
70 km |
4 |
| Apr 12, 2020 |
EF3 |
81 km |
2 |
| Nov 30, 2016 |
EF3 |
35 km |
2 |
| Jan 30, 2013 |
EF3 |
89 km |
1 |
| Mar 2, 2012 |
EF3 |
74 km |
0 |
| Dec 22, 2011 |
EF3 |
90 km |
0 |
| Apr 27, 2011 |
EF3 |
91 km |
0 |
| Apr 27, 2011 |
EF3 |
53 km |
1 |
| Mar 23, 2011 |
EF3 |
76 km |
0 |
| Mar 20, 1998 |
EF3 |
80 km |
12 |
| Mar 29, 1997 |
EF3 |
87 km |
0 |
| Mar 29, 1997 |
EF3 |
52 km |
0 |
| Apr 15, 1994 |
EF3 |
68 km |
1 |
| Mar 27, 1994 |
EF3 |
55 km |
3 |
| Mar 27, 1994 |
EF3 |
92 km |
0 |
Source: NOAA SPC (EF0+, 1950-2024)
Wildfire History
20 wildfires (100+ acres) within 100 km.
Largest: ROUGH RIDGE (27,610 ac, 2016).
| Year |
Name |
Acres |
Distance |
| 2016 |
ROUGH RIDGE |
27,610 |
22 km |
| 2016 |
ROCK MOUNTAIN |
25,224 |
77 km |
| 2016 |
TELLICO |
14,172 |
79 km |
| 2016 |
BOTELER |
8,626 |
64 km |
| 2024 |
RX - T26 BRUSHY RIDGE |
8,324 |
46 km |
| 2016 |
MAPLE SPRINGS |
7,696 |
61 km |
| 2024 |
RX - T10 MILLER RIDGE |
5,154 |
54 km |
| 2024 |
RX - O63 CHESTNUT MTN |
4,570 |
20 km |
| 2013 |
BEAVER DAM |
4,336 |
39 km |
| 2021 |
UNNAMED |
3,888 |
53 km |
| 2021 |
DUTCH CREEK |
3,845 |
20 km |
| 2019 |
COW CAMP |
3,786 |
58 km |
| 2014 |
UNNAMED |
3,298 |
45 km |
| 2016 |
CAMP BRANCH |
3,234 |
77 km |
| 2023 |
PANTHER KNOB |
3,170 |
75 km |
| 2019 |
JACK DAVIS/DOGWOOD SPRINGS RX |
3,120 |
27 km |
| 2010 |
COW CAMP-A |
2,953 |
58 km |
| 2022 |
UNNAMED |
2,933 |
38 km |
| 2016 |
UNNAMED |
2,908 |
31 km |
| 2023 |
SMITH MOUNTAIN |
2,807 |
17 km |
Source: NIFC/IRWIN (100+ acres)
Monthly Weather
| Month |
Avg Temperature |
Precipitation |
Summary |
| January |
38°F (3°C) |
6.0 in |
Coldest |
| February |
41°F (5°C) |
5.7 in |
|
| March |
48°F (9°C) |
5.7 in |
|
| April |
56°F (13°C) |
5.3 in |
|
| May |
64°F (18°C) |
4.6 in |
|
| June |
71°F (22°C) |
5.4 in |
|
| July |
75°F (24°C) |
5.7 in |
Warmest |
| August |
74°F (23°C) |
4.8 in |
|
| September |
69°F (20°C) |
4.6 in |
|
| October |
58°F (14°C) |
4.3 in |
Driest |
| November |
47°F (8°C) |
4.9 in |
|
| December |
41°F (5°C) |
6.4 in |
Wettest |
McCaysville has a seasonal temperature swing of 37°F / from 38°F in January to 75°F in July. Total annual precipitation is 63.2 inches, with December being the wettest month (6.4") and October the driest (4.3").
Average costs for common services in McCaysville. Prices are estimated based on regional cost of living data and may vary by provider.
Healthcare
| Doctor Visit (Primary Care) |
$241 ($144-$385) |
| Specialist Visit |
$337 ($193-$530) |
| Urgent Care Visit |
$193 ($96-$337) |
| Emergency Room Visit |
$2,119 ($770-$4,815) |
| Dental Cleaning |
$125 ($72-$193) |
| Dental Filling |
$241 ($144-$385) |
View all 40 services
Auto Repair
| Oil Change (Conventional) |
$43 ($24-$72) |
| Oil Change (Synthetic) |
$72 ($48-$116) |
| Brake Pad Replacement |
$289 ($144-$482) |
| Tire Rotation |
$39 ($19-$72) |
| New Tires (Set of 4) |
$578 ($385-$963) |
| Battery Replacement |
$193 ($96-$337) |
View all 18 services
Home Services
| Plumber (Per Hour) |
$96 ($58-$144) |
| Electrician (Per Hour) |
$87 ($48-$135) |
| HVAC Repair |
$385 ($144-$770) |
| HVAC System Install |
$6,741 ($3,852-$11,556) |
| Roof Repair |
$963 ($385-$1,926) |
| Roof Replacement |
$8,667 ($5,297-$14,445) |
View all 25 services
Legal
| Divorce (Uncontested) |
$1,445 ($482-$3,371) |
| Divorce (Contested) |
$14,445 ($4,815-$28,890) |
| DUI Defense |
$4,815 ($1,926-$9,630) |
| Bankruptcy (Chapter 7) |
$1,445 ($770-$2,889) |
| Will Preparation |
$482 ($193-$963) |
| Trust Preparation |
$2,408 ($963-$4,815) |
View all 12 services
Personal Care
| Men's Haircut |
$24 ($14-$43) |
| Women's Haircut |
$53 ($29-$96) |
| Hair Coloring (Full) |
$144 ($72-$241) |
| Manicure |
$24 ($14-$43) |
| Pedicure |
$39 ($24-$63) |
| Massage (1 Hour) |
$77 ($48-$125) |
View all 12 services
Food & Grocery
| Gallon of Milk (per gallon) |
$3.95 ($2.89-$5.30) |
| Dozen Eggs (per dozen) |
$3.37 ($2.41-$4.82) |
| Loaf of Bread |
$3.66 ($2.41-$5.30) |
| Chicken Breast (per lb) |
$4.33 ($2.89-$6.26) |
| Ground Beef (per lb) |
$5.30 ($3.85-$7.22) |
| Rice (per lb) |
$0.96 ($0.58-$1.73) |
View all 20 services
Utilities
| Electricity (Monthly) |
$135 ($77-$241) |
| Natural Gas (Monthly) |
$67 ($29-$144) |
| Water/Sewer (Monthly) |
$67 ($39-$116) |
| Internet (Monthly) |
$67 ($39-$96) |
| Cell Phone Plan (Monthly) |
$63 ($29-$96) |
| Cable TV (Monthly) |
$82 ($48-$144) |
View all 8 services
Transportation
| Monthly Parking (Downtown) |
$193 ($72-$482) |
| Car Insurance (Annual) |
$1,926 ($1,156-$3,371) |
| Bus Pass (Monthly) |
$67 ($29-$125) |
| Taxi/Uber (5-Mile Ride) |
$14 ($7.70-$24) |
| Car Registration (Annual) |
$96 ($29-$241) |
| Driver's License Renewal |
$29 ($14-$72) |
View all 8 services
Education & Childcare
| Daycare (Infant, Monthly) |
$1,156 ($578-$2,408) |
| Daycare (Toddler, Monthly) |
$963 ($482-$1,926) |
| After-School Care (Monthly) |
$385 ($193-$674) |
| Tutoring (Per Hour) |
$48 ($24-$96) |
| SAT/ACT Prep Course |
$963 ($385-$2,408) |
| Private School (K-12, Annual) |
$12,038 ($4,815-$28,890) |
View all 8 services
Pets
| Vet Visit (Routine Checkup) |
$58 ($29-$96) |
| Dog Vaccination (Annual) |
$96 ($48-$193) |
| Dog Grooming |
$58 ($29-$96) |
| Pet Boarding (Per Night) |
$39 ($19-$72) |
| Dog Spay/Neuter |
$289 ($144-$482) |
| Cat Spay/Neuter |
$193 ($96-$385) |
View all 9 services
Childcare
| Center-Based (monthly) |
| Infant | $470 |
| Toddler | $442 |
| Preschool | $442 |
| Family Childcare (monthly) |
| Infant | $446 |
| Toddler | $420 |
| Preschool | $420 |
Source: DOL Women's Bureau (2022)
Frequently Asked Questions About McCaysville
What is the population of McCaysville?
McCaysville has a population of 1,571 residents and is located in Georgia. The population density is 1,040 people per square mile, spread across 1.5 square miles. The median age of residents is 37.3 years. The population is 56.1% female and 43.9% male.
Is McCaysville expensive to live in?
McCaysville has a cost of living roughly in line with the national average, with an index of 96.3 (baseline: 100). The median household income is $45,625, 39% below the national average of $75,149. The median home value is $112,500 (60% below the U.S. median). Renters pay a median of $776 per month, below the national average of $1,163. The home price-to-income ratio is 2.5x, indicating housing is reasonably affordable relative to local income levels.
What is the weather like in McCaysville?
McCaysville enjoys a temperate climate with an average annual temperature of 57°F (14°C). Winter temperatures average 38°F in January, while summers reach an average of 75°F in July. Annual rainfall totals 63.2 inches, with 2.9 inches of snow.
How is the job market in McCaysville?
The job market in McCaysville is very strong, with unemployment at just 0.8% / well below the national rate of 3.6%. The average weekly wage is $859. There are 828 business establishments in the area, including 70 restaurants and food service locations. The average commute time is 20 minutes, and 4.3% of workers work from home.
How much does housing cost in McCaysville?
The median home value in McCaysville is $112,500. Zillow estimates the typical home value at $329,889. For renters, the median monthly rent is $776. Fair market rent is $1,023 for a 1-bedroom and $1,203 for a 2-bedroom apartment. The homeownership rate is 62.1%. The average annual property tax is $2,910.
How are the schools in McCaysville?
Schools in McCaysville score 5.5 out of 10 on standardized testing, near the national average. 2.6% of adults in McCaysville hold a bachelor's degree or higher, below the national average of 33.7%. 81.1% have completed high school. 0.5% hold a graduate or professional degree.
How healthy is McCaysville?
The obesity rate in McCaysville is 38.2% (above the national rate of 32.1%). 17.1% of adults are smokers. 26.6% are physically inactive. 24.4% of residents report depression. 22.3% lack health insurance (above the national rate). 85.6% of residents have access to exercise opportunities. The primary care physician ratio is 1:1,614.
What is transportation like in McCaysville?
The average commute in McCaysville is 20 minutes, shorter than the national average of 28 minutes. 79.7% of workers drive alone to work, and 4.3% work from home.
What are the demographics of McCaysville?
The racial and ethnic makeup of McCaysville is 85.4% White, 10.9% Hispanic or Latino. 93.7% of residents speak only English at home, while 9.1% speak Spanish. 5.0% of the population are military veterans. 20.1% of residents have a disability. 77.7% have health insurance coverage.