The 10 Most Affordable Places to Live in Georgia

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By Michael Yessis Updated June 13, 2024
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Edited by Ashley Simon

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The 31705 zip code in Albany tops our ranking of the most affordable places to live in Georgia.

We looked at 296 zip codes in the state, evaluating home values, rental costs, energy rates, property taxes, and five other affordability indicators. We used the data we gathered to calculate our proprietary Affordability Score for each zip code.  

Top 10 most affordable places to live in Georgia

RankCity Affordability Score Median home valueRental costs
1Albany 🥇100$87,840$693
2Columbus🥈94.3$150,332$1,158
3Fort Valley 🥉93.4$146,619$1,173
4Warner Robins92.3$224,322$1,518
5East Dublin92.0$120,582$1,849
6Moultrie91.2$123,620$1,849
7Valdosta90.4$105,876$867
8Macon89.3$237,880$1,592
9Tifton89.2$164,452$1,175
10Bonaire87.9$287,204$1,660
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1. Albany

Here's why the 31705 zip code in Albany is Georgia's most affordable place to live.

🔎 Key data about Albany

Data pointValueRank (out of 296 markets)Difference from median or average
Affordability Score 100 No. 1N/A
Median home value $87,840[1]No. 5 -$268,003.72
Home affordability ratio 2.4No. 5-2.2
Home value five-year change 63.4%[2]No. 1403.3%
Home value one-year forecast 1.0%[3]No. 2590.5%
Rental costs $693[4]No. 1-$1,156
Rent affordability ratio 1.88%No. 36-0.5%
Median household income $36,805[5]No. 286-$40,977
Property taxes $1,273[6]No. 60-$1,120
Energy costs $0.15 kWh[7]No. 1$0.00
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Albany's 31705 zip code is the cheapest place to live in Georgia, leading the 296 markets we evaluated. 

The median home value is $87,840, making it the 5th-cheapest housing market in the state. Forecasts project a 1.0% change in home values in the next year. Rent in the zip code averages $693 per month, which is the 36th cheapest amount in Georgia.

The median property tax for homeowners in Albany is $1,273 per household, the No. 60 ranked market in Georgia. 

Residents pay $0.15 per kWh of electricity, which ranks No. 1 among Georgia markets.

2. Columbus

The 31907 zip code is the 2nd-cheapest place to live in Georgia.

🔎 Key data about Columbus

Data pointValueRank (out of 296 markets)Difference from median or average
Affordability Score 94.3No. 2N/A
Median home value $150,332[8]No. 29-$205,511.08
Home affordability ratio 2.8No. 17-1.7
Home value five-year change 62.9%[9]No. 1342.8%
Home value one-year forecast -0.3%[10]No. 12-0.8%
Rental costs $1,158[11]No. 11-$691
Rent affordability ratio 2.18%No. 80-0.2%
Median household income $53,099[12]No. 220-$24,683
Property taxes $1,088[13]No. 28-$1,305
Energy costs $0.15 kWh[14]No. 1$0.00
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Columbus's 31907 zip code has a median home value of $150,332, which is the 12th-cheapest housing market in Georgia. You can rent for an average of $1,158 per month. That's the 11th-cheapest price in the state.

The average household income in the zip code is $53,099, which ranks 220th-highest in the state. 

Homeowners in Columbus pay a median property tax of $1,088 per year, making it the 28th-most affordable market in Georgia.

Columbus ranks No. 1 among Georgia energy markets. You'll pay $0.15 per kWh of electricity.

3. Fort Valley

The 3rd-cheapest place to live in Georgia is Fort Valley's 31030 zip code.

🔎 Key data about Fort Valley

Data pointValueRank (out of 296 markets)Difference from median or average
Affordability Score 93.4No. 3N/A
Median home value $146,619[15]No. 25-$209,224.54
Home affordability ratio 2.7No. 9-1.9
Home value five-year change 66.3%[16]No. 1686.2%
Home value one-year forecast 0.1%[17]No. 32-0.4%
Rental costs $1,173[18]No. 12-$676
Rent affordability ratio 2.16%No. 76-0.2%
Median household income $54,322[19]No. 215-$23,460
Property taxes $1,446[20]No. 89-$947
Energy costs $0.15 kWh[21]No. 1$0.00
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The No. 25 cheapest housing in Georgia is Fort Valley's 31030 zip code, with a median home value of $146,619. Rents in the market average $1,173 per month, making it the 12th-most affordable rental market in the state.

The median property tax for households in Fort Valley is $1,446, which makes it the 89th-cheapest place in Georgia. Fort Valley ranks No. 1 among Georgia markets by energy costs. Residents pay $0.15 per kWh of electricity.

4. Warner Robins

The 31088 zip code in Warner Robins comes in at No. 4 on our list of the cheapest places to live in Georgia.

🔎 Key data about Warner Robins

Data pointValueRank (out of 296 markets)Difference from median or average
Affordability Score 92.3No. 4N/A
Median home value $224,322[22]No. 73-$131,521.69
Home affordability ratio 2.8No. 13-1.8
Home value five-year change 53.2%[23]No. 63-6.9%
Home value one-year forecast 0.1%[24]No. 32-0.4%
Rental costs $1,518[25]No. 40-$331
Rent affordability ratio 1.88%No. 35-0.5%
Median household income $80,716[26]No. 97$2,934
Property taxes $1,560[27]No. 103-$833
Energy costs $0.15 kWh[28]No. 1$0.00
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The No. 73 cheapest housing market in Georgia is Warner Robins's 31088 zip code, where the median home value is $224,322. Renters here pay an average of $1,518 per month. 

When it comes to energy costs, Warner Robins ranks 1st among Georgia markets. Residents pay $0.15 per kWh of electricity.

The median property tax for households in the zip code is $1,560, which makes it the 103rd-cheapest market in Georgia.

5. East Dublin

The 31027 zip code in East Dublin ranks No. 5 among Georgia's most affordable places to live.

🔎 Key data about East Dublin

Data pointValueRank (out of 296 markets)Difference from median or average
Affordability Score 92.0No. 5N/A
Median home value $120,582[29]No. 12-$235,261.38
Home affordability ratio 2.6No. 7-2.0
Home value five-year change 43.4%[30]No. 27-16.7%
Home value one-year forecast -1.7%[31]No. 3-2.2%
Rental costs $1,849[32]No. 109$0
Rent affordability ratio 2.38%No. 1020.0%
Median household income $46,020[33]No. 259-$31,762
Property taxes $618[34]No. 2-$1,775
Energy costs $0.15 kWh[35]No. 1$0.00
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East Dublin's 31027 zip code has a median home value of $120,582, the 12th-cheapest market in the state. Forecasts project a -1.7% change in home values in the next year. 

The median property tax per household in East Dublin is $618. It's the 2nd-cheapest market by tax rate in Georgia.

6. Moultrie

The No. 6 most affordable place to live in Georgia is the 31768 zip code.

🔎 Key data about Moultrie

Data pointValueRank (out of 296 markets)Difference from median or average
Affordability Score 91.2No. 6N/A
Median home value $123,620[36]No. 14-$232,223.11
Home affordability ratio 2.8No. 15-1.8
Home value five-year change 38.1%[37]No. 18-22.0%
Home value one-year forecast -1.9%[38]No. 1-2.4%
Rental costs $1,849[39]No. 109$0
Rent affordability ratio 2.38%No. 1020.0%
Median household income $44,113[40]No. 272-$33,669
Property taxes $1,122[41]No. 34-$1,271
Energy costs $0.15 kWh[42]No. 1$0.00
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The back half of our top 10 kicks off with Moultrie's 31768 zip code, which has the 14th-cheapest home values in Georgia. The median home value is $123,620. Rents average $1,849 per month, making it the 109th-most affordable rental market in the state.

Residents pay $0.15 per kWh of electricity. It's the 1st-cheapest energy market.

7. Valdosta

Valdosta's 31601 zip code is the 7th-cheapest place to live in Georgia.

🔎 Key data about Valdosta

Data pointValueRank (out of 296 markets)Difference from median or average
Affordability Score 90.4No. 7N/A
Median home value $105,876[43]No. 7-$249,967.89
Home affordability ratio 3.2No. 39-1.4
Home value five-year change 43.6%[44]No. 28-16.5%
Home value one-year forecast 0.4%[45]No. 62-0.1%
Rental costs $867[46]No. 3-$982
Rent affordability ratio 2.63%No. 2190.3%
Median household income $32,903[47]No. 291-$44,879
Property taxes $962[48]No. 15-$1,431
Energy costs $0.15 kWh[49]No. 1$0.00
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You'll find the 7th-cheapest home values in Georgia in Valdosta's 31601 zip code. The median value: $105,876. Renters in Valdosta pay an average of $867 per month.

Homeowners in Valdosta pay a median property tax of $962 per year, which is Georgia's 15th-most affordable market.

The average household income is $32,903, which ranks 291st-highest in the state.

8. Macon

The 8th-cheapest place to live in Georgia is Macon's 31220 zip code.

🔎 Key data about Macon

Data pointValueRank (out of 296 markets)Difference from median or average
Affordability Score 89.3No. 8N/A
Median home value $237,880[50]No. 82-$117,963.16
Home affordability ratio 2.8No. 12-1.8
Home value five-year change 56.3%[51]No. 87-3.7%
Home value one-year forecast 0.2%[52]No. 39-0.3%
Rental costs $1,592[53]No. 49-$257
Rent affordability ratio 1.85%No. 32-0.5%
Median household income $86,141[54]No. 81$8,359
Property taxes $2,096[55]No. 176-$297
Energy costs $0.15 kWh[56]No. 1$0.00
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The 82nd-cheapest housing market in Georgia is Macon's 31220 zip code, with a median home value of $237,880. Renters pay an average of $1,592 per month, the No. 49 rental market in the state.

The median property tax for households in Macon is $2,096, which makes it the 176th-cheapest place in Georgia. The average household income of $86,141 ranks 81st.

9. Tifton

Tifton's 31794 zip code sneaks into the top ten of Georgia's most affordable places to live.

🔎 Key data about Tifton

Data pointValueRank (out of 296 markets)Difference from median or average
Affordability Score 89.2No. 9N/A
Median home value $164,452[57]No. 41-$191,391.28
Home affordability ratio 3.5No. 62-1.0
Home value five-year change 39.6%[58]No. 22-20.4%
Home value one-year forecast -1.9%[59]No. 1-2.4%
Rental costs $1,175[60]No. 13-$674
Rent affordability ratio 2.52%No. 2000.1%
Median household income $46,613[61]No. 253-$31,169
Property taxes $1,257[62]No. 57-$1,136
Energy costs $0.15 kWh[63]No. 1$0.00
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The 41st-cheapest housing market in Georgia is Tifton's 31794 zip code, where the median home value is $164,452. Renters pay an average of $1,175 per month. It's the state's 13th-cheapest rental market.

The median property tax for households within the zip code is $1,257, which makes it the 57th-cheapest property tax rate in Georgia. 

10. Bonaire

The final spot on our list of the most affordable places to live in Georgia goes to the 31005 zip code in Bonaire.

🔎 Key data about Bonaire

Data pointValueRank (out of 296 markets)Difference from median or average
Affordability Score 87.9No. 10N/A
Median home value $287,204[64]No. 133-$68,639.91
Home affordability ratio 2.9No. 19-1.7
Home value five-year change 48.4%[65]No. 42-11.7%
Home value one-year forecast 0.1%[66]No. 32-0.4%
Rental costs $1,660[67]No. 58-$189
Rent affordability ratio 1.66%No. 21-0.7%
Median household income $99,722[68]No. 52$21,940
Property taxes $2,009[69]No. 168-$384
Energy costs $0.15 kWh[70]No. 1$0.00
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The 133rd-most affordable market in Georgia is Bonaire's 31005 zip code. The median home value is $287,204. Rent in the market costs $1,660 per month on average, making it the 58th-most affordable rental market in Georgia.

The median property tax for households in Bonaire is $2,009, which is the 168th-cheapest property tax rate in the state.

Bonaire ranks No. 1 among Georgia markets by energy costs, with households paying $0.15 per kWh of electricity.

How we ranked the most affordable places in Georgia

We evaluated 296 zip codes in Georgia with a population over 10,000 on nine metrics. We then assigned each market an Affordability Score based on its weighted and combined rankings. 

✍️ Editor’s note: Our Affordability Score identifies the most affordable places in a state by zip code.

Often the zip code we identify will represent an entire city or portion of a city. 

Occasionally the zip code we identify will encompass an area that includes one or more small towns. In these cases, the data we’ve gathered applies to the entire zip code, not just the single town we’re using to help identify the zip code's location. 

If you’re looking to move to one of these affordable places, we recommend doing additional research to make sure the costs in the area — and the quality of life it offers — meet your specific needs.

Methodology: What is an Affordability Score?

Our proprietary Affordability Score is a score on a scale of 0 (worst in state) to 100 (best in state) that estimates the affordability of a particular zip code. It takes into account these key data points for each zip code.

  • Median home value: The median home value for each zip code comes from the Zillow Home Value Index. The lower the median home value relative to the median value in Georgia, the higher our score on this component. We assign a weight of 23.8% to median home value.
  • Home affordability ratio. The home affordability ratio is the typical median home value divided by the median household income in the zip code, which reveals the number of years of household income needed to afford a home in that zip code. A lower ratio is better because it means more households can afford a home. The data comes from the Zillow Observed Rent Index and the U.S. Census American Community Survey. We assign a weight of 23.8% to the home affordability ratio.
  • Home value five-year change: The home value five-year change is the amount that the median home value in the zip code has risen or fallen during the last five years. Our data comes from the Zillow Home Value Index. We assign a weight of 4.8% to the home value five-year change.
  • Home value one-year forecast: The home value one-year forecast comes from Zillow Forecast data. It projects how much home values in the zip code are forecasted to change in the next year. We assign a weight of 4.8% to the home value one-year forecast.
  • Rental costs. The rental costs are the observed rents in the zip code, sourced from the Zillow Observed Rent Index. The index includes "listed rents that fall into the 40th to 60th percentile range for all homes and apartments in a given region." We assign a weight of 11.9% to rental costs. 
  • Median household income: The inflation-adjusted median household income figures for the zip code comes from the U.S. Census American Community Survey. We assign a weight of 4.8% to median household income.
  • Rent affordability ratio. The rent affordability ratio is the ratio of rental costs divided by median household income, which provides the percentage of household income needed to pay a typical month’s rent in the zip code. The data comes from the Zillow Observed Rent Index and the U.S. Census American Community Survey. We assign a weight of 11.9% to the rent affordability ratio.
  • Property taxes: The property tax figures are the median real estate taxes paid in the zip code, sourced from the U.S. Census American Community Survey. The lower the property tax rate relative to the Georgia average, the higher our score on this component. We assign a weight of 7.1% to property taxes. 
  • Energy costs: The energy costs are the costs of a kilowatt hour (kWh) of residential electricity in the zip code, sourced from the U.S. Department of Energy. The lower the cost of electricity relative to the Georgia average, the higher our score on this component. We assign a weight of 7.1% to energy costs.  

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