Macon, GA—31206
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 $76,000, with a year-over-year change of -7.4%. This indicates that home prices in Macon, GA are decreasing. According to Zillow, the 1-year price projection is 2.6%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $76,000 | -7.4% |
| Single Family | $77,000 | -6.1% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $48,000 | -5.9% |
3 Bed | $82,000 | -6.8% |
4 Bed | $119,000 | -0.8% |
| 5 Bed | $116,000 | -1.7% |
% of Housing Stock
Rental Trends — Macon, GA
As of July '25, Rentcast reports the average rent in Macon, GA is $1,100, with a year-over-year rent change of 8.9%. Per bedroom, the median rent as of July '25 in Macon, GA is 1-bedrooms: $774, 2-bedrooms: $940, 3-bedrooms: $1,100, 4-bedrooms: $1,480. The most common rental property sizes in Macon, GA are 3-bedroom and 2-bedroom, accounting for 49.2% and 34.1% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,050 | $1,100 |
| Studio Rent | N/A | N/A |
| 1 Bed Rent | $750 | $774 |
| 2 Bed Rent | $950 | $940 |
| 3 Bed Rent | $1,050 | $1,100 |
| 4 Bed Rent | $1,400 | $1,480 |
% 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 61. 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 25.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $89,800 | -4.0% |
Listing Count | 179 | -8.0% |
| Listings as % of Homes | 0.8% | -8.0% |
Days on Market | 61 | 11.0% |
Demographics — Macon, GA
As of the latest ACS Survey released in 2023, Macon, GA has a population of 25,200, which has decreased by -4.8% over the past 5 years. Macon, GA is a popular place for families, as children make up 31.1% of the population. The area has a poorly educated workforce, with 6.7% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 6.3% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 25,200 | -4.8% |
% Under 18 | 31.1% | -1.6% |
% Seniors | 13.0% | 32.7% |
% WFH | 6.3% | 600.0% |
% w/ College Degree | 6.7% | -28.0% |
As of the latest ACS Survey released in 2023, Macon, GA is a predominantly black area, with 76.7% of the population identifying as black. The black population has shrunk by 4.1% in the last 5 years. The second most common race or ethnicity in Macon, GA is white, making up 11.9% of the population. Foreign-born residents account for 4.3% of the population in Macon, GA, and this percentage has increased by 95.5% 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 | 11.9% | -9.8% |
% Black | 76.7% | -4.1% |
% Hispanic | 7.7% | 126.5% |
% Asian | 0.0% | -100.0% |
% Foreign Born | 4.3% | 95.5% |
Mortgage and Risk — Macon, GA
According to HUD data as of 2023, there were 126 mortgage originations in Macon, GA, of which 48.0% of loans were conventional mortgages. The average loan-to-value was 96.0%, with 55.0% above 90% LTV (very high). This implies large mortgage risk in Macon, GA. Investor activity is low, as 15.0% of loans were by investors. 11.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 126 |
% Conventional Loans | 48.0% |
% Government Loans | 52.0% |
% Investor Loans | 15.0% |
% Second Loans | 1.0% |
% Cash Out Refinance | 11.0% |
Loan Activity
Rentals and Section 8 — Macon, GA
As of 2024, the percent of homes in Macon, GA under the Section 8 program is 36.1%. 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 | 1,924 |
Total Units Section 8 | 1,785 |
% Rentals under Section 8 | 36.1% |
% Occupied Section 8 | 84.1% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $260 | $750 | $1,010 |
| 2 Bedroom | $220 | $950 | $1,170 |
| 3 Bedroom | $360 | $1,050 | $1,410 |
| 4 Bedroom | $150 | $1,400 | $1,550 |
Affordability — Macon, GA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 2.1 |
| Median Home Price | $76,000 |
| Median Household Income | $35,000 |