Georgia · 231st largest metro area

Buying a home in Warner Robins, Georgia

In Warner Robins, the median value of owner-occupied homes is $185,700, Houston County's effective property tax rate is 0.83%, a purchase mortgage carried a median $7,289 in total loan costs in 2025, and median gross rent is $1,212 a month.

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

Warner Robins home costs, fact by fact

About Warner Robins

Warner Robins, Georgia is the first-named place in the title of the Warner Robins, GA metro area, which ranks 231st in the country. The median value of homes is $185,700 as estimated by owners, not a sale price, and 53.5% are owner-occupied.

Reading the Warner Robins figures

Warner Robins has an owner-estimated median of $185,700, well below the $346,500 given for Georgia and under Atlanta, which reports $439,600. Athens reports $299,200 and Savannah $248,900, both higher still. Columbus reports $193,900, Augusta reports $178,400, and Macon reports $174,500, so Warner Robins sits among the lower-value covered Georgia cities. Rent of $1,212 a month lies below HUD's Fair Market Rent of $1,396 for Houston County, whose larger-unit benchmark is $1,860, and above both Macon's $1,066 and Columbus's $1,106. Owners hold 53.5% of homes, above Atlanta at 46.4% and below Roswell at 71.9%. Houston County's 0.83% rate comes from $1,835 in annual tax on a home worth $219,800. Among lenders' 2,161 originations in 2025, typical up-front loan expenses were $7,289, with the central band from $4,278 to $10,752.

Metro context adds a little. Warner Robins is the first-named place in the title of the Warner Robins, GA metro area, which holds 204,110 residents and ranks 231st, while the city itself has 86,199. South Fulton reports $309,800 and Sandy Springs reports $619,800, which shows how far the upper end of the state sits from Warner Robins. Columbus reports an owner share of 50.8% and Macon 51.4%, close to Warner Robins.

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 Warner Robins

How much is property tax in Warner Robins?

Homeowners in Houston County pay a median $1,835 a year in property tax, 0.83% of the county median home value of $219,800 (Census ACS 2020-2024). Your bill depends on your assessed value and local rates.

What are closing costs on a mortgage in Warner Robins?

Home-purchase mortgages in Houston County carried median total loan costs of $7,289 in 2025; half of the 2,161 loans fell between $4,278 and $10,752 (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 Warner Robins?

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 Warner Robins?

It depends on your mortgage rate, down payment and how long you stay. As a benchmark, the median value of owner-occupied homes in Warner Robins ($185,700) equals 12.8 years of the median gross rent ($1,212 a month), both from Census ACS 2020-2024.

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

Georgia rules that apply in Warner Robins

Other large cities in Georgia

Who licenses each trade in Georgia · All covered cities

Sources

Georgia · All states · Federal guides