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Albany, Georgia

Realtor Sep 2026 · ACS 2024

Market Read

A market with no active rental pool to price against. The sale-side figures below are the whole picture.

Tenant economics are strong. Median household income $51K, +4.3% YoY (ZIP); renters hold 51.9% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is −4.4% YoY. inventory, +26.3% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

Computed from this page's data: median listing $153,629 (Realtor). The listing and rental pools are separate samples, not the same homes priced two ways, so the ratios describe the market rather than any one property. Ratios with reasons, not a recommendation to buy.

9 ZIPs in this city:31701 31702 31703 31704 31705 31706 31707 31708 31721

Median Listing Price

$154K

Population

89,227

36,704

Median Days on Market

Active Listings

384

New Listings

Housing Market

The median listing price is down 4.4% YoY while the median home got down 1.2% bigger, so value per square foot is up 1.7%.

Pricing

Median Listing Price

$154K-4.4% YoY

Average Listing Price

$194K-1.2% YoY

Price per Sq Ft

$99.164+1.7% YoY

Median Sq Ft

1,561-1.2% YoY

Inventory

Active Listings

384+30.6% YoY

New Listings

90+9.8% YoY

Total Listings

466+26.3% YoY

Buyer Competition

Pending Listings

83+9.2% YoY

Pending Ratio

0.22-15.5% YoY

Median Days on Market

60-23.4% YoY

Price Reduced

16.0%+1.7% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 40,653

41Kunits

Occupied34,28084.3%

Vacant6,37315.7%

2024 Tenure ⓘ

U.S. Census ACS · n = 34,280

34Koccupied

Owner15,53845.3%

Renter18,74254.7%

Renter Share

54.7%+2.3% YoY

Total Housing Units

40,653+0.1% YoY

FY2026 Fair Market Rent

CountyDougherty County · HUD 40th-percentile estimate, not actual market asking rent

Studio

$966

/month

1 BR

$1,006

/month

2 BR

$1,129

/month

3 BR

$1,534

/month

4 BR

$1,858

/month

FMR trends · Dougherty County

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 51.9% of this ZIP's 36,704 occupied households, on a median household income of $51K.

Population & Age

Total Population

89,227-1.2% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 89,227

89Kresidents

Under 1821,53924.1%

Adults 18–6452,01658.3%

65 & Over15,67217.6%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

37.35+0.6% YoY

Population Under 18

21,539-1.7% YoY

Population 65 & Over

15,672+1.6% YoY

Households & Mobility

Total Households

36,704-0.1% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.31-1.1% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house85.1%

Moved (within US)14.5%

Other0.4%

Veterans

9.5%+3.5% YoY

Income & Poverty

Median Household Income

$51K+4.3% YoY

Per-Capita Income

$28K+0.3% YoY

Mean Household Income

$67K+0.8% YoY

Below Poverty Level

24.1%-4.5% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone76.2%

Public transit0.6%

Worked from home8.6%

Other14.6%

Worked From Home

8.6%+17.2% YoY

Mean Commute

20.09-2.3% YoY

Units & Tenure

Total Housing Units

43,445-0.2% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 43,445

43Kunits

Occupied36,70484.5%

Vacant6,74115.5%

2024 Tenure ⓘ

U.S. Census ACS · n = 36,704

37Khouseholds

Owner17,66848.1%

Renter19,03651.9%

Avg Household Size — Owner

2.31-1.6% YoY

Avg Household Size — Renter

2.32-0.4% YoY

County Demographics

County population is down 1.0% to 83,091: residents under 18 are down 1.2% and those 65 and over are up 1.3%.

Median Age

36.62024

Population

Dougherty County Population

82,418-0.3% YoY

Households

Total Households

34,2800.0% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.30-0.9% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 83,091

83Kresidents

Under 1820,02524.1%

Adults 18–6448,62358.5%

65 & Over14,44317.4%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

20,025-1.2% YoY

Population 65 & Over

14,443+1.3% YoY

Median Age

36.600.0% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house84.6%

Moved (within US)15.0%

Other0.4%

Veterans

9.3%+2.2% YoY

County Economy

County median household income is $49K, 25.0% of residents are below the poverty level, 9.1% work from home.

Income

Median Household Income

$49K+4.8% YoY

Per-Capita Income

$27K+1.1% YoY

Mean Household Income

$65K+1.9% YoY

Poverty

Below Poverty Level

25.0%-5.3% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone76.0%

Public transit0.7%

Worked from home9.1%

Other14.2%

Worked From Home

9.1%+15.2% YoY

Mean Commute

20.00-2.0% YoY

Done with Albany? Put it next to another market.

State

City

Compare with

City

State

City

ZIP codes

Albany, Georgia

Realtor Sep 2026 · ACS 2024

Market Read

A market with no active rental pool to price against. The sale-side figures below are the whole picture.

Tenant economics are strong. Median household income $51K, +4.3% YoY (ZIP); renters hold 51.9% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is −4.4% YoY. inventory, +26.3% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

9 ZIPs in this city:31701 31702 31703 31704 31705 31706 31707 31708 31721

Median Listing Price

$154K

Population

89,227

36,704

Median Days on Market

Active Listings

384

New Listings

Housing Market

The median listing price is down 4.4% YoY while the median home got down 1.2% bigger, so value per square foot is up 1.7%.

Pricing

Median Listing Price

$154K-4.4% YoY

Average Listing Price

$194K-1.2% YoY

Price per Sq Ft

$99.164+1.7% YoY

Median Sq Ft

1,561-1.2% YoY

Inventory

Active Listings

384+30.6% YoY

New Listings

90+9.8% YoY

Total Listings

466+26.3% YoY

Buyer Competition

Pending Listings

83+9.2% YoY

Pending Ratio

0.22-15.5% YoY

Median Days on Market

60-23.4% YoY

Price Reduced

16.0%+1.7% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 40,653

41Kunits

Occupied34,28084.3%

Vacant6,37315.7%

2024 Tenure ⓘ

U.S. Census ACS · n = 34,280

34Koccupied

Owner15,53845.3%

Renter18,74254.7%

Renter Share

54.7%+2.3% YoY

Total Housing Units

40,653+0.1% YoY

FY2026 Fair Market Rent

CountyDougherty County · HUD 40th-percentile estimate, not actual market asking rent

Studio

$966

/month

1 BR

$1,006

/month

2 BR

$1,129

/month

3 BR

$1,534

/month

4 BR

$1,858

/month

FMR trends · Dougherty County

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 51.9% of this ZIP's 36,704 occupied households, on a median household income of $51K.

Population & Age

Total Population

89,227-1.2% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 89,227

89Kresidents

Under 1821,53924.1%

Adults 18–6452,01658.3%

65 & Over15,67217.6%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

37.35+0.6% YoY

Population Under 18

21,539-1.7% YoY

Population 65 & Over

15,672+1.6% YoY

Households & Mobility

Total Households

36,704-0.1% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.31-1.1% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house85.1%

Moved (within US)14.5%

Other0.4%

Veterans

9.5%+3.5% YoY

Income & Poverty

Median Household Income

$51K+4.3% YoY

Per-Capita Income

$28K+0.3% YoY

Mean Household Income

$67K+0.8% YoY

Below Poverty Level

24.1%-4.5% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone76.2%

Public transit0.6%

Worked from home8.6%

Other14.6%

Worked From Home

8.6%+17.2% YoY

Mean Commute

20.09-2.3% YoY

Units & Tenure

Total Housing Units

43,445-0.2% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 43,445

43Kunits

Occupied36,70484.5%

Vacant6,74115.5%

2024 Tenure ⓘ

U.S. Census ACS · n = 36,704

37Khouseholds

Owner17,66848.1%

Renter19,03651.9%

Avg Household Size — Owner

2.31-1.6% YoY

Avg Household Size — Renter

2.32-0.4% YoY

County Demographics

County population is down 1.0% to 83,091: residents under 18 are down 1.2% and those 65 and over are up 1.3%.

Median Age

36.62024

Population

Dougherty County Population

82,418-0.3% YoY

Households

Total Households

34,2800.0% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.30-0.9% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 83,091

83Kresidents

Under 1820,02524.1%

Adults 18–6448,62358.5%

65 & Over14,44317.4%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

20,025-1.2% YoY

Population 65 & Over

14,443+1.3% YoY

Median Age

36.600.0% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house84.6%

Moved (within US)15.0%

Other0.4%

Veterans

9.3%+2.2% YoY

County Economy

County median household income is $49K, 25.0% of residents are below the poverty level, 9.1% work from home.

Income

Median Household Income

$49K+4.8% YoY

Per-Capita Income

$27K+1.1% YoY

Mean Household Income

$65K+1.9% YoY

Poverty

Below Poverty Level

25.0%-5.3% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone76.0%

Public transit0.7%

Worked from home9.1%

Other14.2%

Worked From Home

9.1%+15.2% YoY

Mean Commute

20.00-2.0% YoY

Done with Albany? Put it next to another market.