Georgetown, GA · QUITMAN COUNTY SEAT (courthouse IN CITY) · GEORGIA’S SMALLEST COUNTY BY POPULATION (~2,300 residents; fewest of all 159 Georgia counties) · CRITICAL DISAMBIGUATION: Georgetown GA/Quitman County ≠ Quitman GA/Brooks County (two entirely different South Georgia counties and cities) · Lake Eufaula / Walter F. George Reservoir: Quitman County Chattahoochee frontage (~12 mi south of Eufaula AL border crossing) · Quitman County School System SINGLE CONSOLIDATED (~300–400 enrolled; Georgia’s smallest) · NO in-county hospital (nearest: Lakeview Community Hospital Eufaula AL ~37 mi; Phoebe Putney Albany ~75 mi NE) · No Rent Control · O.C.G.A. §44-7-19 · Population ~600 city; ~2,300 county · 3BR SFR $500–$700 · Fill 8–12 weeks
Georgetown GA rent increase 2026 Georgia’s O.C.G.A. §44-7-19 preempts all local rent regulation statewide: “No county or municipality shall regulate in any way the amount of rent to be charged for any dwelling unit.” Georgetown GA is the QUITMAN COUNTY SEAT — the county courthouse is IN THE CITY at the Quitman County Courthouse, Georgetown GA 39828. CRITICAL DISAMBIGUATION: Georgetown, GA (Quitman County seat; ZIP 39828; population ~600; Southwest Georgia Chattahoochee River) is entirely different from Quitman, GA (Brooks County seat; ZIP 31643; population ~3,500; South Georgia near Valdosta; ~80 miles southeast of Georgetown) — Georgia has a city called Georgetown in Quitman County AND a city called Quitman in Brooks County, with neither the county name nor the city name matching the other entity. Quitman County, Georgia is GEORGIA’S SMALLEST COUNTY BY POPULATION (~2,300 residents; fewest of all 159 counties); named for General John A. Quitman (1799–1858), Mexican-American War general and Mississippi governor. Lake Eufaula (Walter F. George Reservoir): Quitman County has frontage on the Chattahoochee River forming Lake Eufaula’s southern extent, approximately 12 miles north of Fort Gaines (Clay County). Quitman County School System SINGLE CONSOLIDATED (~300–400 enrolled; likely Georgia’s smallest school system). NO in-county hospital.
Georgetown is the county seat of Quitman County in Deep Southwest Georgia, on the Chattahoochee River approximately 12 miles north of Fort Gaines and 37 miles south of Eufaula, Alabama.
For landlords, Georgetown and Quitman County represent Georgia’s thinnest rental market by population. The county’s ~2,300 residents include very few active renters, and rental inventory is dominated by manufactured housing. The critical disambiguation between Georgetown (Quitman County) and Quitman city (Brooks County) is essential to avoid an eviction filing error.
Georgetown GA 2026 rent control status: quick reference
| Question | Answer |
|---|---|
| Rent control in Georgetown / Quitman County? | None. O.C.G.A. §44-7-19 prohibits all local rent regulation statewide. No cap, no formula, no registration, no approval required. |
| Annual rent increase cap? | No cap. Any amount at lease expiration; 30 days’ written notice for month-to-month (O.C.G.A. §44-7-7). |
| Eviction courthouse | Quitman County Magistrate Court, Georgetown GA 39828 — IN CITY. NOT Brooks County Magistrate Court (Quitman city, 31643). NOT Clay County (Fort Gaines). Verify at Quitman County Clerk’s office. |
| CRITICAL: Georgetown GA vs. Quitman GA | DIFFERENT counties, DIFFERENT courts. Georgetown = Quitman County seat (ZIP 39828; ~600 city pop). Quitman city = Brooks County seat (ZIP 31643; ~3,500 city pop; near Valdosta; ~80 mi SE). Filing error = dismissal. |
| County population | ~2,300 total — Georgia’s smallest county by population; fewest residents of all 159 Georgia counties. |
| School system | Quitman County School System only. SINGLE CONSOLIDATED. ~300–400 enrolled; likely Georgia’s smallest school system by enrollment. No separate Georgetown City School System. |
| Hospital in county? | NO in-county hospital in Quitman County. Nearest: Lakeview Community Hospital (Eufaula, Alabama, ~37 mi north, ACROSS STATE LINE) or Phoebe Putney Memorial (Albany, GA, ~75 mi northeast). |
| Lake Eufaula | Walter F. George Reservoir; Quitman County has Chattahoochee River / Lake Eufaula frontage; ~12 mi north of Fort Gaines, Clay County. Lake-access premium: +$50–$125/mo long-term. |
| SCRA military note? | Minimal. No military installation in Quitman County. Closest: Fort Moore (~90 mi north); Moody AFB (~120 mi SE). Standard SCRA clause as precaution. |
| Pre-filing eviction notice? | No statutory minimum (O.C.G.A. §44-7-50). Standard practice: 3–7 day written demand. Tenant 7 days to answer after service (§44-7-51). |
| Security deposit cap? | No amount cap. Georgia RLTA §44-7-30; Quitman County market practice 1–2 months’ rent. |
| Deposit return deadline? | 30 days from termination AND forwarding address receipt (§44-7-34). Bad faith: 3× withheld plus attorney fees (§44-7-35(d)). |
Disambiguation: Georgetown GA (Quitman County) vs. Quitman GA (Brooks County)
Georgia’s Southwest and South Georgia counties generate a naming puzzle that has resulted in landlord filing errors: the county seat of Quitman County is not “Quitman” — it is Georgetown. And there IS a city called Quitman in Georgia — but it is in Brooks County, approximately 80 miles southeast.
Georgetown, Georgia — Quitman County seat (this page)
Georgetown, Georgia (ZIP 39828, population ~600) is the county seat of Quitman County, Georgia, located on the Chattahoochee River in Deep Southwest Georgia. Quitman County is named for General John Anthony Quitman (1799–1858), a U.S. Army general who distinguished himself in the Mexican-American War and later served as Governor of Mississippi. Despite being the seat of Quitman County, the county seat itself is called Georgetown — named for Georgetown, South Carolina, the place of origin of early settlers who established the county.
Quitman, Georgia — Brooks County seat (a completely different entity)
Quitman, Georgia (ZIP 31643, population ~3,500) is a completely different city — the county seat of Brooks County in South Georgia, approximately 80 miles southeast of Georgetown, Quitman County. Quitman city (Brooks County) is named — like Quitman County — for General John A. Quitman. Brooks County is a larger market than Quitman County, with ~15,000 county residents and proximity to Valdosta (~30 mi). Brooks County seat at Quitman city has the Brooks County Magistrate Court, the Brooks County School System, and entirely separate market dynamics.
How the naming creates landlord errors
- Investors with Quitman County (Georgetown) property who search for “Quitman GA court” will find the Brooks County courthouse in Quitman city — wrong jurisdiction by 80 miles
- Investors searching “Quitman County GA courthouse” must remember the courthouse is in Georgetown, not in a city called Quitman
- Filing error: Filing a Quitman County (Georgetown, 39828) eviction at the Brooks County Magistrate Court in Quitman city (31643) would result in immediate dismissal
Always confirm: “Quitman County Magistrate Court, Georgetown GA 39828” for Quitman County properties; “Brooks County Magistrate Court, Quitman GA 31643” for Brooks County properties.
Georgia’s smallest county: Quitman County context
Quitman County holds a statistical distinction among Georgia’s 159 counties: it has the fewest residents of any county in the state. With approximately 2,300 residents, Quitman County is significantly smaller than the next least-populated Georgia county.
Historical and geographic context
Quitman County was formed in 1858 from portions of Randolph County and Stewart County. It covers approximately 153 square miles along the Chattahoochee River on the Georgia–Alabama border. The county was formed at the height of the antebellum cotton economy and was once more prosperous; population has declined steadily since the collapse of the plantation cotton economy in the late 19th and early 20th centuries.
What “Georgia’s smallest county” means for landlords
For landlords, the smallest county status translates directly to market conditions:
- Minimal rental inventory: fewer than 100 dedicated rental units likely exist in the entire county
- Very limited qualified applicant pool: few tenants in the county meet standard income and credit thresholds for SFR rentals
- Extended vacancy periods: 8–12 weeks is typical; vacant properties may require active outreach beyond standard listing platforms
- High gross yield potential (12–18% gross on modestly priced properties) but high vacancy risk offsets yield advantage
- Owner-occupancy dominates: most Quitman County housing is owner-occupied; the renter percentage is low
- Manufactured housing: mobile homes represent the dominant rental type; SFR alternatives face manufactured housing competition at lower price points
Lake Eufaula and the Chattahoochee River corridor
Quitman County lies along the Chattahoochee River, which forms Lake Eufaula (Walter F. George Reservoir) in this section of the Georgia–Alabama border. The county’s Chattahoochee frontage provides access to the same lake system that extends northward through Clay County to the Georgia–Alabama crossing at Fort Gaines and beyond to Eufaula, Alabama.
Lake access creates a niche rental demand tier: outdoor enthusiasts, retirees, and fishing-oriented residents who prioritize lake proximity over employment proximity. Lake-access properties command a modest premium ($50–$125/month over comparable inland properties) and may achieve somewhat faster fill times from out-of-county buyers seeking recreational access. The STR opportunity mirrors Clay County: lake cabins can achieve $100–$300+/night during peak bass fishing season and summer months.
Employment base and rental demand: Quitman County
Quitman County’s employment base is among the thinnest of any Georgia county.
Quitman County School System
With ~300–400 enrolled students, Quitman County School System is likely Georgia’s smallest school system by enrollment. The system employs approximately 40–60 people, making it one of the largest employers in the county. School system employment includes teachers ($33K–$58K), an administrator, support staff, and a small bus pool.
County government
Quitman County government (courthouse, sheriff, tax assessor, probate, public works) and the City of Georgetown together employ perhaps 30–50 people. Government employment is the most stable income source in the county.
Agriculture
Small-scale agriculture (peanuts, cattle, timber) provides some employment and income in Quitman County. Farm-related employment is a secondary component of rental demand.
Out-of-county commuter demand
Many Quitman County residents commute to Albany (~75 mi northeast), Columbus (~90 mi north), or Eufaula, Alabama (~37 mi north) for professional and institutional employment. Some of these commuters may choose to rent in Quitman County for lower housing costs, accepting the long commute in exchange for rural lifestyle and affordability.
Rent ranges: Georgetown GA and Quitman County 2026
| Property type | Monthly rent range (2026) | Notes |
|---|---|---|
| Mobile home / manufactured housing | $350–$500 | Dominant rental type; most available inventory |
| 2BR SFR | $475–$600 | Very limited supply |
| 3BR SFR (inland) | $500–$700 | Fill: 8–12 weeks; market is very thin |
| 3BR SFR (lake access) | $550–$825 | Lake Eufaula / Chattahoochee access premium |
| Lake cabin (STR) | $100–$300+/night | Short-term vacation rental; separate market; peak: bass tournament weekends |
Georgia rent increase law: Quitman County landlords
“No county or municipality shall regulate in any way the amount of rent to be charged for any dwelling unit.” — O.C.G.A. §44-7-19
- No rent increase cap: raise rent by any amount at lease expiration
- No notice requirement beyond statutory baseline: 30 days’ written notice for month-to-month (O.C.G.A. §44-7-7)
- No registration: no landlord registration required
- No rent board approval: no approval process required
Eviction procedure: Georgetown GA and Quitman County
- Written demand for possession. No statutory minimum (§44-7-50); standard 3–7 day written demand.
- File at Quitman County Magistrate Court, Georgetown GA 39828. NOT Brooks County (Quitman city); NOT Clay County (Fort Gaines). Verify address at Quitman County Clerk’s office. Filing fee ~$80–$100.
- Sheriff serves summons. Quitman County Sheriff service. Tenant has 7 days to file written answer (§44-7-51).
- Default judgment. No tenant answer within 7 days → default judgment and writ of possession.
- Contested hearing. If tenant answers, hearing set. Quitman County is an extremely low-volume court; timing depends on magistrate schedule.
- Writ of possession and sheriff lockout. Quitman County Sheriff executes lockout.
Total uncontested timeline: approximately 3–6 weeks. Self-help eviction prohibited under O.C.G.A. §44-7-14.1.
Frequently asked questions: Georgetown GA rent increase 2026
Which courthouse do Quitman County landlords file evictions in?
Quitman County Magistrate Court, Georgetown GA 39828 (Quitman County seat). NOT Quitman city (Brooks County; different county entirely); NOT Fort Gaines (Clay County). Verify exact address at Quitman County Clerk’s office. Filing fee ~$80–$100. Uncontested: ~3–6 weeks.
Is Georgetown GA the same as Quitman GA?
No. Georgetown, GA (ZIP 39828) = Quitman County seat; Southwest Georgia Chattahoochee River; ~600 city pop; ~2,300 county pop. Quitman, GA (ZIP 31643) = Brooks County seat; South Georgia near Valdosta; ~3,500 city pop; ~80 mi SE of Georgetown. Both named for General John A. Quitman (1799–1858) but entirely different counties. Different courts, different school systems, different markets.
Does Georgetown GA have rent control in 2026?
No. O.C.G.A. §44-7-19 prohibits all local rent regulation statewide. No cap, no formula, no registration. Raise rent any amount at lease expiration. Month-to-month: 30 days’ written notice (§44-7-7).
What school system serves Quitman County GA?
Quitman County School System — SINGLE CONSOLIDATED. ~300–400 enrolled; likely Georgia’s smallest school system. All Quitman County properties in one district. No separate Georgetown City School System. Important: NOT Brooks County School System (which is in Quitman city, Brooks County).
Is there a hospital in Georgetown GA or Quitman County?
No. No acute care hospital in Quitman County. Nearest: Lakeview Community Hospital (Eufaula, Alabama, ~37 mi north, across state line) or Phoebe Putney Memorial (Albany, GA, ~75 mi NE). No hospital employment anchor in county.
Why is Quitman County Georgia’s smallest county?
Quitman County (~2,300 residents) is Georgia’s least-populated county out of 159 counties. Formed 1858 from Randolph and Stewart Counties. Named for General John A. Quitman (1799–1858), Mexican-American War general and Mississippi governor. Population declined steadily since the antebellum cotton era. County seat Georgetown (~600 pop) contains ~25% of total county population. Thinnest rental market in Georgia.
What are Georgia’s security deposit rules for Quitman County landlords?
O.C.G.A. §44-7-30 through §44-7-37. No deposit amount cap; market practice 1–2 months’ rent. Mandatory move-in inventory checklist (§44-7-33): failure = conclusive irrebuttable presumption of landlord liability; no deductions allowed. Return: 30 days from termination AND forwarding address receipt (§44-7-34). Bad faith: 3× withheld amount plus attorney fees (§44-7-35(d)).
Georgetown GA 2026 quick reference for landlords
Rent control status
None. O.C.G.A. §44-7-19 absolute preemption statewide. No cap, no formula, no registration. Raise any amount at lease expiration.
Eviction courthouse
Quitman County Magistrate Court, Georgetown GA 39828. NOT Quitman city/Brooks County. NOT Fort Gaines/Clay County. Verify at Quitman County Clerk. Filing fee ~$80–$100. Uncontested ~3–6 weeks.
Critical disambiguation
Georgetown GA = Quitman County seat (ZIP 39828; ~600 city pop; ~2,300 county pop). Quitman GA = Brooks County seat (ZIP 31643; ~3,500 city pop; ~80 mi SE near Valdosta). Both named for General John A. Quitman. Different counties, different courts.
County distinction
Georgia’s smallest county by population (~2,300; fewest of 159 Georgia counties). Named for Gen. John A. Quitman (1799–1858), Mexican-American War general and Mississippi governor.
School system
Quitman County School System — SINGLE CONSOLIDATED. ~300–400 enrolled; likely Georgia’s smallest. All Quitman County properties in one district. NOT Brooks County School System (Quitman city).
Hospital
NO in-county hospital. Nearest: Lakeview Community Hospital (Eufaula, Alabama, ~37 mi north, across state line) or Phoebe Putney Memorial (Albany, GA, ~75 mi NE).
Lake Eufaula
Walter F. George Reservoir; Quitman County Chattahoochee frontage; ~12 mi north of Fort Gaines. Lake-access premium: +$50–$125/mo. STR $100–$300+/night peak bass season.
2026 rents
3BR SFR (inland) $500–$700; 3BR SFR (lake access) $550–$825. Fill 8–12 weeks. Georgia’s thinnest rental market.
Security deposit
No cap. Mandatory checklist (§44-7-33). Return 30 days from termination AND forwarding address (§44-7-34). Bad faith 3× plus attorney fees (§44-7-35(d)).
Related Georgia landlord resources
- Fort Gaines GA rent increase 2026 — CLAY COUNTY SEAT; ~12 mi south of Georgetown on Lake Eufaula; Clay County School System; NO in-county hospital; thin rural market comparison (~3,000 county pop)
- Colquitt GA rent increase 2026 — Miller County seat; Swamp Gravy Capital; Mayhaw Capital; NO in-county hospital; thin rural market comparison
- Quitman GA rent increase 2026 — BROOKS COUNTY SEAT (NOT Quitman County; Quitman GA is in Brooks County; county seat of Quitman County is Georgetown GA); South Georgia near Valdosta; different county, different court, different market
- Bainbridge GA rent increase 2026 — Decatur County seat; Memorial Hospital & Manor; Lake Seminole; Southwest Georgia commercial hub
- Albany GA rent increase 2026 — Dougherty County seat; Phoebe Putney Memorial Hospital; Southwest Georgia medical hub; ~75 mi northeast
- RentCeiling blog — Georgia landlord guides by county cluster