Georgia · 201st largest metro area

Buying a home in Macon, Georgia

In Macon, the median value of owner-occupied homes is $174,500, Bibb County's effective property tax rate is 1.03%, a purchase mortgage carried a median $6,742 in total loan costs in 2025, and median gross rent is $1,066 a month.

Data as of : Census ACS 2020-2024, Census Vintage 2024, HMDA 2025, HUD FY 2027. Sources

Macon home costs, fact by fact

About Macon

Macon is a city of 157,056 residents that lies in the Macon-Bibb County, GA metro area, ranked 201st among U.S. metro areas. The median home value is $174,500, a figure estimated by owners rather than a sale price, and 51.4% of homes are owner-occupied.

Reading the Macon figures

Macon records a lower home value than any other Georgia city named here. Owners put the median home at $174,500, a notch below Augusta's $178,400, and under Columbus and Savannah, which report $193,900 and $248,900. The statewide figure is $346,500, and Sandy Springs reaches $619,800.

Rent is lowest as well: $1,066 a month, compared with $1,106 for Columbus tenants, $1,142 for Augusta tenants and as much as $1,870 for those in Sandy Springs. HUD sets its Macon-Bibb County figures at $1,309 and $1,560, depending on unit size, and both sit above the city's median rent. Remember that these are HUD benchmarks and not market medians.

Ownership reaches 51.4%, ahead of the 50.8% reported for Augusta and Columbus and the 40.7% reported for Athens. Only South Fulton, with 71.5%, is clearly higher.

Property tax is where Macon stands out for a buyer. Bibb County applies an effective rate of 1.03%, and with homes valued at $174,500 across the county, the typical annual bill is $1,801. A rate above 1% on a modest price still adds up, so it deserves a place in any monthly budget.

Financing adds to the picture. Lenders in 2025 reported 1,112 loans, with a usual charge of $6,742 and a central range from $4,353 to $9,273. A buyer here should weigh the tax rate and the loan quote together.

Calculate for Georgia

If you buy

Georgia state transfer tax

Real estate transfer tax (O.C.G.A. 48-6-1 to 48-6-10): $1 for the first $1,000 plus $0.10 for each additional $100 (about $1 per $1,000).

Price$346,500
State transfer taxnot computed
Who paysThe seller

Default price: the Georgia median value of owner-occupied homes, $346,500 (Census ACS 2025). Not computed: Tax = $1 for the first $1,000 (or fraction) + $0.10 for each additional $100 or fraction of $100. Example: $400,000 gives $1 + $0.10 x 3,990 = $400. Who pays: The seller is liable by law, though frequently the sales contract has the buyer pay (Georgia Department of Revenue). Not included: county and city transfer taxes, the tax on the mortgage, recording fees, title insurance and lender charges. Georgia transfer tax guide · all 50 states.

If you sell

Capital gain and the federal tax on it

Same federal rule in every state: Section 121 of the Internal Revenue Code excludes up to $250,000 of gain on a main home ($500,000 for a married couple filing jointly).

Capital gain$350,000
Section 121 exclusion$250,000 (limit $250,000)
Taxable gain$100,000
Type of gainLong-term (owned over 1 year), 15% chosen
Federal tax on the gain$15,000

Section 121 excludes $250,000; the rest is taxable.

Gain = sale price minus your adjusted basis (purchase price, buying costs and improvements); selling expenses reduce it (IRS Publication 523). Long-term rates for sales in 2026, by taxable income including the gain (IRS Rev. Proc. 2025-32, section 4.03): 0% up to $49,450 single or $98,900 married filing jointly, 15% up to $545,500 single or $613,700 jointly, 20% above. Not included: Georgia state income tax on the gain (not computed), the net investment income tax, depreciation recapture on a rental or home office, and the reduced exclusion for an early sale. Agent commissions are negotiated and never set by law. Capital gains on a home sale.

Questions about buying a home in Macon

How much is property tax in Macon?

Homeowners in Bibb County pay a median $1,801 a year in property tax, 1.03% of the county median home value of $174,500 (Census ACS 2020-2024). Your bill depends on your assessed value and local rates.

What are closing costs on a mortgage in Macon?

Home-purchase mortgages in Bibb County carried median total loan costs of $6,742 in 2025; half of the 1,112 loans fell between $4,353 and $9,273 (HMDA). Total loan costs are the lender and settlement-service charges of the Closing Disclosure; transfer taxes and prepaid items come on top.

Is there a transfer tax when you buy a home in Macon?

Georgia charges a real estate transfer tax of $1 for the first $1,000 of the sale price plus 10 cents for each additional $100, which is $400 on a $400,000 home. The seller is liable by law, though contracts often shift it to the buyer.

Is it cheaper to rent or buy in Macon?

It depends on your mortgage rate, down payment and how long you stay. As a benchmark, the median value of owner-occupied homes in Macon ($174,500) equals 13.6 years of the median gross rent ($1,066 a month), both from Census ACS 2020-2024.

Run your own numbers: rent vs buy calculator · closing costs calculator.

Georgia rules that apply in Macon

Other large cities in Georgia

Who licenses each trade in Georgia · All covered cities

Sources

Georgia · All states · Federal guides