Macon, GA—31204
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Macon, GA
As of Oct '25, the median home price in Macon, GA is $118,000, with a year-over-year change of -3.1%. This indicates that home prices in Macon, GA are decreasing. According to Zillow, the 1-year price projection is 2.3%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $118,000 | -3.1% |
| Single Family | $117,000 | -2.5% |
| Condos | $136,000 | 2.3% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $41,000 | -12.8% |
2 Bed | $63,000 | -8.7% |
3 Bed | $126,000 | -2.3% |
4 Bed | $195,000 | 0.0% |
| 5 Bed | $236,000 | 0.0% |
% of Housing Stock
Rental Trends — Macon, GA
As of July '25, Rentcast reports the average rent in Macon, GA is $1,130, with a year-over-year rent change of 6.6%. Per bedroom, the median rent as of July '25 in Macon, GA is studios: $638, 1-bedrooms: $819, 2-bedrooms: $1,000, 3-bedrooms: $1,190, 4-bedrooms: $1,680. The most common rental property sizes in Macon, GA are 2-bedroom and 3-bedroom, accounting for 37.5% and 34.7% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $995 | $1,130 |
| Studio Rent | $720 | $638 |
| 1 Bed Rent | $783 | $819 |
| 2 Bed Rent | $899 | $1,000 |
| 3 Bed Rent | $1,100 | $1,190 |
| 4 Bed Rent | $1,400 | $1,680 |
% of Rental Stock
Property Listings — Macon, GA
As of Oct '25, Realtor.com reports that the median days on market for a home in Macon, GA is 74. This is a increase of 11.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 31.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $129,000 | 17.0% |
Listing Count | 202 | 11.0% |
| Listings as % of Homes | 0.8% | 11.0% |
Days on Market | 74 | 11.0% |
Demographics — Macon, GA
As of the latest ACS Survey released in 2023, Macon, GA has a population of 32,700, which has increased by 10.3% over the past 5 years. Macon, GA is a moderately popular place for families, as children make up 24.5% of the population. The area has a poorly educated workforce, with 21.9% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 6.0% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 32,700 | 10.3% |
% Under 18 | 24.5% | 0.0% |
% Seniors | 15.2% | -9.0% |
% WFH | 6.0% | 100.0% |
% w/ College Degree | 21.9% | -4.8% |
As of the latest ACS Survey released in 2023, Macon, GA is a predominantly black area, with 65.2% of the population identifying as black. The black population has grown by 7.1% in the last 5 years. The second most common race or ethnicity in Macon, GA is white, making up 27.6% of the population. Foreign-born residents account for 2.2% of the population in Macon, GA, and this percentage has increased by 4.8% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 27.6% | -17.4% |
% Black | 65.2% | 7.1% |
% Hispanic | 2.5% | 25.0% |
% Asian | 1.2% | 9.1% |
% Foreign Born | 2.2% | 4.8% |
Mortgage and Risk — Macon, GA
According to HUD data as of 2023, there were 363 mortgage originations in Macon, GA, of which 63.0% of loans were conventional mortgages. The average loan-to-value was 90.0%, with 43.0% above 90% LTV (very high). This implies large mortgage risk in Macon, GA. Investor activity is low, as 12.0% of loans were by investors. 14.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 363 |
% Conventional Loans | 63.0% |
% Government Loans | 37.0% |
% Investor Loans | 12.0% |
% Second Loans | 1.0% |
% Cash Out Refinance | 14.0% |
Loan Activity
Rentals and Section 8 — Macon, GA
As of 2024, the percent of homes in Macon, GA under the Section 8 program is 28.2%. This is considered high, suggesting that the neighborhood is heavily composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. In Macon, GA, all tracked home sizes have HUD payment amounts above market rent, suggesting strong Section 8 opportunity across the board.
Section 8 Market Size
Total Units under HUD | 2,261 |
Total Units Section 8 | 2,060 |
% Rentals under Section 8 | 28.2% |
% Occupied Section 8 | 87.8% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $167 | $783 | $950 |
| 2 Bedroom | $201 | $899 | $1,100 |
| 3 Bedroom | $230 | $1,100 | $1,330 |
| 4 Bedroom | $60 | $1,400 | $1,460 |
Affordability — Macon, GA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 2.9 |
| Median Home Price | $118,000 |
| Median Household Income | $38,500 |