Macon, GA—31216
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Macon, GA
As of Nov '25, the median home price in Macon, GA is $243,000, with a year-over-year change of 1.0%. This indicates that home prices in Macon, GA are flat. According to Zillow, the 1-year price projection is 2.2%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $243,000 | 1.0% |
| Single Family | $243,000 | 1.7% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $129,000 | -2.3% |
3 Bed | $229,000 | 0.9% |
4 Bed | $286,000 | 2.1% |
| 5 Bed | $351,930 | 2.9% |
% of Housing Stock
Rental Trends — Macon, GA
As of July '25, Rentcast reports the average rent in Macon, GA is $1,950, with a year-over-year rent change of -1.5%. Per bedroom, the median rent as of July '25 in Macon, GA is 1-bedrooms: $916, 2-bedrooms: $1,180, 3-bedrooms: $1,780, 4-bedrooms: $2,180. The most common rental property sizes in Macon, GA are 3-bedroom and 2-bedroom, accounting for 47.3% and 26.8% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $2,050 | $1,950 |
| Studio Rent | N/A | N/A |
| 1 Bed Rent | $916 | $916 |
| 2 Bed Rent | $1,150 | $1,180 |
| 3 Bed Rent | $1,880 | $1,780 |
| 4 Bed Rent | $2,140 | $2,180 |
% of Rental Stock
Property Listings — Macon, GA
As of Nov '25, Realtor.com reports that the median days on market for a home in Macon, GA is 58. This is a decrease of -27.0% from last year, suggesting that homes are sitting on the market shorter than last year. The percentage of listed homes with a reduced price is 15.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $299,000 | 3.0% |
Listing Count | 155 | 5.0% |
| Listings as % of Homes | 1.3% | 5.0% |
Days on Market | 58 | -27.0% |
Demographics — Macon, GA
As of the latest ACS Survey released in 2023, Macon, GA has a population of 16,400, which has decreased by -5.2% over the past 5 years. Macon, GA is a moderately popular place for families, as children make up 20.6% of the population. The area has a poorly educated workforce, with 19.0% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 10.9% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 16,400 | -5.2% |
% Under 18 | 20.6% | -5.9% |
% Seniors | 19.7% | 14.5% |
% WFH | 10.9% | 808.3% |
% w/ College Degree | 19.0% | 0.5% |
As of the latest ACS Survey released in 2023, Macon, GA is a predominantly white area, with 55.5% of the population identifying as white. The white population has shrunk by 13.1% in the last 5 years. The second most common race or ethnicity in Macon, GA is black, making up 35.5% of the population. Foreign-born residents account for 2.7% of the population in Macon, GA, and this percentage has decreased by 50.0% as of the ACS Survey 5 years prior, suggesting fewer immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 55.5% | -13.1% |
% Black | 35.5% | 47.3% |
% Hispanic | 4.3% | -49.4% |
% Asian | 1.6% | -20.0% |
% Foreign Born | 2.7% | -50.0% |
Mortgage and Risk — Macon, GA
According to HUD data as of 2023, there were 333 mortgage originations in Macon, GA, of which 52.0% of loans were conventional mortgages. The average loan-to-value was 76.0%, with 48.0% above 90% LTV (very high). This implies large mortgage risk in Macon, GA. Investor activity is low, as 2.0% of loans were by investors. 15.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 333 |
% Conventional Loans | 52.0% |
% Government Loans | 48.0% |
% Investor Loans | 2.0% |
% Second Loans | 1.0% |
% Cash Out Refinance | 15.0% |
Rentals and Section 8 — Macon, GA
As of 2024, the percent of homes in Macon, GA under the Section 8 program is 1.7%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. 1-bedroom and 2-bedroom units appear to be good home sizes to consider for Section 8 housing in Macon, GA, because HUD payments exceed market rent, while 3-bedroom and 4-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 20 |
Total Units Section 8 | 16 |
% Rentals under Section 8 | 1.7% |
% Occupied Section 8 | 90.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $294 | $916 | $1,210 |
| 2 Bedroom | $250 | $1,150 | $1,400 |
| 3 Bedroom | -$190 | $1,880 | $1,690 |
| 4 Bedroom | -$280 | $2,140 | $1,860 |
Affordability — Macon, GA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 3.1 |
| Median Home Price | $243,000 |
| Median Household Income | $70,200 |