Best Affordable Places to Live in Georgia in 2024

Best Places to Live in Georgia

The best places in Georgia to live depend on your likes and dislikes. Some cities are larger with more urban appeal, like Statesboro, and others offer small-town charm, like Woodstock. If you want to be far from the madding crowd, Jekyll Island and Tybee Island offer idyllic coastal living with populations below 1,000.

💡 Quick Tip: When house hunting, don’t forget to lock in your home mortgage loan rate so there are no surprises if your offer is accepted.

Best Affordable Places to Live in Georgia

If you’re looking for the best affordable places to live in Georgia, you’re in the right place. Here, you will find our top five, with affordability based on the cost-of-living composite index, which includes the cost of housing, utilities, grocery items, transportation, health care, and goods and services.

1. Statesboro

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Statesboro, in Bulloch County, has a diverse population of around 34,000 as of 2022; many are young professionals. It has a dense suburban feel, and most residents rent their homes.

Population: 34,000

Median Household Income: $35,353

Cost of Living: 83% of U.S. average

Median Rent Price: $1,300/month

Home Price-to-Income Ratio: 3.6

Average Property Tax: 0.91%

Housing Affordability: The average rental cost in Statesboro is $1,300, which is $800 less than the national median. That figure represents a year-over-year increase of $100. The rental market overall shows increasing demand. The average home price-to-income ratio of 3.6 is relatively low, indicating that the city is affordable for most people. First-time homebuyer programs in Georgia could sweeten the deal even more.

2. Albany

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Albany is located in Dougherty County and calls itself the hub of southwest Georgia for culture, shopping, healthcare, education, and recreation. The birthplace of Ray Charles, it is a small suburban center with plenty of coffee shops and parks.

Population: 67,192

Median Household Income: $40,036

Cost of Living: 101.6% of U.S. average

Median Rent Price: $825/month

Home Price-to-Income Ratio: 2.5

Average Property Tax: 1.5%

Housing Affordability: Rental costs are rising $30 per month year over year in Albany, but the median remains quite affordable. The price-to-income ratio is also lower than many other locations, making this a good possible homebase for first-time homebuyers.

3. Augusta

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Augusta is a large urban town in Richmond County. It has a population of 202,000. Augusta’s residents enjoy a low cost of living, plus plenty of nightlife and outdoor activities. Every April, the world watches Augusta when the Masters golf tournament takes place.

Population: 202,081

Median Household Income: $46,108

Cost of Living: 84.5% of U.S. average

Median Rent Price: $1,300/month

Home Price-to-Income Ratio: 2.8

Average Property Tax: 1.05%

Housing Affordability: Rental costs are stable in Augusta.The average rental cost is $1,300, which is in line with other local towns like Blythe and Hephzibah. The home price-to-income ratio for Augusta is 2.8, which is low compared to the national average of 4.1. That could be a plus when home shopping and looking for mortgage preapproval or prequalification.

4. Dublin

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Dublin is in Laurens County where most of the 16,000 residents rent their homes. The town scored highly for commute times, diversity, nightlife, and cost of living. It’s worth noting, though, that comments from those who have lived there indicate there could be more activities available for teens and kids.

Population: 15,946

Median Household Income: $34,970

Cost of Living: 85% of U.S. average

Median Rent Price: $950/month

Home Price-to-Income Ratio: 3.6

Average Property Tax: 1.01%

Housing Affordability: Average property taxes are low in Dublin as are median rentals, so it is an affordable town. The home price-to-income ratio is a little higher than some other cities in Georgia but still lower than the national average.

5. Dalton

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Located in the northwestern corner of the state near Tennessee, Dalton is another of the best affordable places to live in Georgia. It has a population of 34,255 and has a suburban feel, with most residents renting their homes. Right now, with a home price-to-income ratio of 3.1, the town is affordable with average property taxes for Georgia.

Population: 34,366

Median Household Income: $49,656

Cost of Living: 88% of U.S. average

Median Rent Price: $1,200/month

Home Price-to-Income Ratio: 3.1

Average Property Tax: 0.89%

Housing Affordability: The median rents in Dalton are falling, down $200 per month versus last the prior year. Prices are also relatively affordable if you shopping for a place and perhaps embarking on the mortgage preapproval process.

Best Places to Live in Georgia for Families

The following five cities are highly rated as among the best places to live in Georgia for families. Key factors considered include the quality of public schools, family-friendly amenities, outdoor activities, and parks.

1. Johns Creek

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Johns Creek is a relatively new suburban town around 30 miles from downtown Atlanta with a population of around 82,000. It blossomed over the last 40 years, when a tech hub launched in the area. The city is located in Fulton County and has excellent local parks. Families will appreciate the solid rankings of its local public schools.

Population: 82,453

Median Household Income: $133,948

Cost of Living: 98% of U.S. average

Median Rent Price: $2,600/month

Home Price-to-Income Ratio: 1.2

Average Property Tax: 1.09%

Housing Affordability: Johns Creek has a low home price-to-income ratio, and the rental market, while not cheap, may be affordable for those seeking to move into what is one of the best places for families to live in Georgia.

2. Alpharetta

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Alpharetta is another city with a lot to offer Georgia families. This is a vibrant town also located in Fulton County about 10 miles northwest of Johns Creek. Alpharetta is known for its classic architecture, farmer’s markets, restaurants, and entertainment. Families often move there because they are drawn to its good schools and other kid-friendly amenities. Overall, it can be a great place to raise kids.

Population: 67,267

Median Household Income: $133,920

Cost of Living: 98% of U.S. average

Median Rent Price: $2,550/month

Home Price-to-Income Ratio: 3.5

Average Property Tax: 1.09%

Housing Affordability: The price-to-income ratio here is higher than in Johns Creek, so it is less affordable. The rental market is cool, and there are available rentals.

3. Milton

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Thomson200 , Creative Commons CC0 1.0 Universal

Milton is popular among families because of its well-regarded schools combined with a solid job market plus plenty of outdoor activities. Also located in Fulton County, Milton is one of the wealthiest areas in the Atlanta suburbs and the cost of living is relatively high. This town is known for its beautiful parks and upscale living yet its cost of living is still below the U.S. average.

Population: 41,836

Median Household Income: $136,020

Cost of Living: 98% of U.S. average

Median Rent Price: $2,895/month

Home Price-to-Income Ratio: 4.1

Average Property Tax: 1.09%

Housing Affordability: Milton is a wealthy suburb with a high cost of living. It’s known for its beautiful homes and quality living. The rental market is stable for the moment, with rents virtually flat year over year.

4. Peachtree City

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Connor.carey , Creative Commons Attribution-ShareAlike 3.0 Unported

Peachtree City is a suburb of Atlanta located in Fayette County. It’s a beautiful place to live with more than 100 miles of walkable paths that link neighborhoods, shopping centers, business centers, and schools. Families will appreciate its good school system.

Population: 39,562

Median Household Income: $103,374

Cost of Living: 98% of U.S. average

Median Rent Price: $2,495/month

Home Price-to-Income Ratio: 3.6

Average Property Tax: 0.97%

Housing Affordability: To zoom in from the state cost of living and focus on Peachtree City, the numbers are slightly lower than what you’ll find in Milton. Property taxes are relatively high and the price-to-income ratio is also quite high. The rental market is stable, however, with rental even costs slipping ever so slightly year over year.

5. Decatur

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Decatur is another suburb of Atlanta that offers lavish living with plenty of amenities like restaurants, shopping, and parks. It’s popular with families and young professionals because it has good public schools and plenty of outdoor activities.

Population: 24,338

Median Household Income: $123,617

Cost of Living: 97.6% of U.S. average

Median Rent Price: $1,825/month

Home Price-to-Income Ratio: 4.7

Average Property Tax: 1.21%

Housing Affordability: Decatur is an expensive area to live. The home price-to-income ratio may put it out of reach for some (or a jumbo mortgage loan might be required), but property taxes are lower than other areas near Atlanta. In addition, rents are relatively reasonable.

💡 Quick Tip: Jumbo mortgage loans are the answer for borrowers who need to borrow more than the conforming loan limit values set by the Federal Housing Finance Agency ($766,550 in most places, or $1,149,825 in many high-cost areas). If you have your eye on a pricier property, a jumbo loan could be a good solution.

Best Places to Live in Georgia for Young Adults

For young adults, Georgia can offer towns that have a thriving job market, relatively low cost of living, and a location with plenty of options for eating out and entertainment.

1. Atlanta

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The state capital has plenty of job opportunities for college graduates, particularly in technology and healthcare. Recent college grads earn, on average, $41.49 an hour, which is 14% higher than the national average.The city has a vibrant nightlife for young adults, a demographic that accounts for close to 40% of the city’s population.

Population: 499,127

Median Household Income: $69,164

Cost of Living: 101.6% of U.S. average

Median Rent Price: $2,195/month

Home Price-to-Income Ratio: 5.0

Average Property Tax: 1.09%

Housing Affordability: Atlanta has a relatively high price-to-income ratio and property taxes are high, so owning a home there in a desirable neighborhood could be challenging for young adults. However, the rental market is holding steady.

2. Sandy Springs

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Sandy Springs is only 20 minutes from Atlanta. The city has around 95,000 residents, of which 27% are young adults. The average salary for college graduates in and around the Atlanta suburbs is around $59,000.

Population: 107,763

Median Household Income: $86,548

Cost of Living: 101.6% of U.S. average

Median Rent Price: $2,054/month

Home Price-to-Income Ratio: 5.6

Average Property Tax: 1.21%

Housing Affordability: Sandy Springs is close to Atlanta, therefore, the cost of owning a home is high as are the associated property taxes. Renting would make it more affordable for young professionals. The rental market is relatively stable but on a warming trend.

3. Smyrna

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Smyrna is a growing town with a well-educated population. The city has a large population of young people; 23% of the population is aged between 18 and 34. Smyrna scores highly for nightlife, outdoor activities, diversity, and health and fitness.

Population: 56,160

Median Household Income: $83,029

Cost of Living: 97.4% of U.S. average

Median Rent Price: $2,100/month

Home Price-to-Income Ratio: 4.0

Average Property Tax: 0.84%

Housing Affordability: The cost of living in Smyrna and Cobb County is slightly less than other Atlanta suburbs, but owning a home here is still pricey for young adults. The rental market is warming up after dropping around $100 year over year.

4. Woodstock

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Woodstock is a smaller community located in Cherokee County. It hosts concerts, farmers markets, and other downtown events. About 20% of residents are between 20 and 34. It offers both an urban vibe and small-town charm.

Population: 37,350

Median Household Income: $92,648

Cost of Living: 101.9% of U.S. average

Median Rent Price: $2,345/month

Home Price-to-Income Ratio: 3.1

Average Property Tax: 0.92%

Housing Affordability: Woodstock is more affordable and suitable for young professionals. The home price-to-income ratio is less than other larger towns close to Atlanta and property taxes are also lower. The cost of renting ticked up around $52 a month versus the previous year.

5. Kennesaw

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Kennesaw is a smaller town like Woodstock with around 34,000 residents, 26% of whom are young adults. Woodstock is popular with young professionals because of its suburban feel, restaurants, and parks.

Population: 33,552

Median Household Income: $86,013

Cost of Living: 97.4% of U.S. average

Median Rent Price: $2,110/month

Home Price-to-Income Ratio: 2.6

Average Property Tax: 0.84%

Housing Affordability: Kennesaw is an affordable town with a relatively low price-to-income ratio, which can appeal to young professionals looking to qualify for a mortgage. (Most people own their own home here.) Rental prices are comparable to those in Powder Springs, Marietta, and Smyrna.

Best Places to Live in Georgia for Retirees

What makes a location rank highly as among the best places to live in Georgia for retirees? Factors such as art and culture, recreational facilities like golf and tennis, and a reasonable cost of living.

1. St. Simons

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St. Simons is a small town on one of four barrier islands along Georgia’s southern coast. It has gorgeous beaches and upscale homes. Around 50% of the population is 55 or older, and no wonder: It hosts festivals and food and art events throughout the year. However, it does lack public transportation and can be busy in the summer.

Population: 14,892

Median Household Income: $94,663

Cost of Living: 110.9% of U.S. average

Median Rent Price: $3,200/month

Home Price-to-Income Ratio: 4.0

Average Property Tax: 0.82%

Housing Affordability: St. Simons has a high price-to-income ratio, and the median rent at $3,200 is high compared to nearby areas such as Brunswick and Woodbine. The rental market is on a downward trend, though, and dropped by $600 year over year.

2. Savannah

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Savannah has a vibrant community with lots going on for retirees, including museums, historic homes, and plenty of dining options. The weather is good year round, and the cost of living here is below the national average.

Population: 148,004

Median Household Income: $49,832

Cost of Living: 90.1% of U.S. average

Median Rent Price: $2,200/month

Home Price-to-Income Ratio: 3.4

Average Property Tax: 1.09%

Housing Affordability: Savannah is more affordable than St. Simons with a home price-to-income ratio of 3.4. The rental market is cool, but there is increasing demand, so costs are rising.

3. Thomasville

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Thomasville is a small town with plenty of charming Victorian-style historic homes. There is a vibrant town center with art galleries, craft stores, and cafes. Retirees can enjoy recreation and fitness programs at three YMCAs.

Population: 18,460

Median Household Income: $44,063

Cost of Living: 82.5% of U.S. average

Median Rent Price: $1,375/month

Home Price-to-Income Ratio: 3.7

Average Property Tax: 0.91%

Housing Affordability: Thomasville has a low cost of living index, so it is very affordable. Rental prices are comparable with other nearby towns such as Boston and Cairo. Overall, rental costs are staying steady.

4. Athens

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Athens is a bustling college town with lots going on for retirees. It has rich historic architecture, diverse culture, and a favorable climate. The cost of living is slightly higher than the national average.

Population: 128,561

Median Household Income: $43,466

Cost of Living: 100.2% of U.S. average

Median Rent Price: $1,550/month

Home Price-to-Income Ratio: 4.6

Average Property Tax: 1.16%

Housing Affordability: Athens is quite an expensive place to live and has a high price-to-income ratio. The rental market is somewhat soft, having seen rents drop by $223 year over year.

5. Griffin

Housing Affordability: Rental prices in Griffin are relatively low, and the town has a low cost of living index, which together mean it can be a very affordable option for retirees seeking to settle in Georgia.

Best Places to Live in Georgia Near the Beach

The state has beautiful coastal towns and barrier islands. To find the best places to live in Georgia near the beach, such factors as the cost of housing, including rental costs, were factored in. Some locations have limited real estate opportunities and rentals can be a cheaper and better option.

1. Brunswick

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Brunswick is the second-largest beach town in Georgia. Also known as the “Gateway to the Golden Isles,” it has rich architecture with buildings from the 1700 and 1800s in Brunswick Old Town Historic District. Economically, the town thrives on tourism and shipping at Brunswick Port.

Population: 29,362

Median Household Income: $38,972

Cost of Living: 88.4% of U.S. average

Median Rent Price: $1,638/month

Home Price-to-Income Ratio: 4.6

Average Property Tax: 0.82%

Housing Affordability: Brunswick is an affordable town with a relatively low price-to-income ratio. However, home prices have gone up by around 18% since March 2023. Rental costs are reasonable, but there is increasing demand, which could mean prices will go up.

2. Darien

Housing Affordability: Darien can be an affordable place to live if you own a home. The cost of living here is less than the U.S. average, and the average home value is $224,291, up 8.6% year over year, indicating demand may be growing. While the median monthly rental is 16% below the national figure, it’s up $770 year over year, and availability is extremely limited. You may have to bide your time if you want to rent in Darien.

3. Jekyll Island

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Among the best places to live in Georgia near the beach is Jekyll Island, another tiny but gorgeous community. It has 5,500-acres and 10 miles of shoreline. Another of what are called the Golden Isles, Jekyll Island is known for Driftwood Beach, the Georgia Sea Turtle Center, biking trails, tennis golf, kayaking, and boating. All land on Jekyll Island is owned by the State of Georgia, which means owners of property pay the Jekyll Island Authority rent to lease the land in addition to other homeowner expenses.

Population: 850

Median Household Income: $60,775

Cost of Living: 117.5% of U.S. average

Median Rent Price: $3,500/month

Home Price-to-Income Ratio: 3.4

Average Property Tax: 0.82%

Housing Affordability: The cost-of-living index is high here, which reflects the high cost of housing. The average cost of a single-family home in Jekyll Island, Georgia, and the rest of Glynn County in 2023 is around $331,697, and house prices are rising rapidly. In addition, homes tend to sell quickly in this area.

4. St. Marys

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Located in Camden County, St. Mary’s is a small beach city with historic buildings from the 1800s. The town borders the U.S. Naval base of Submarine Base Kings Bay. Also, the town hosts the annual Rock Shrimp Festival with delicious seafood and family fun.

Population: 57,013

Median Household Income: $61,636

Cost of Living: 81.1% of U.S. average

Median Rent Price: $1,719/month

Home Price-to-Income Ratio: 3.4

Average Property Tax: 1.04%

Housing Affordability: The cost of living index is low for St. Mary’s, Georgia, and the home price-to-income ratio indicates that housing here is affordable. However, the rental market is hot, and rental properties are in demand.

5. Tybee Island

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Tybee Island is just 20 minutes from downtown Savannah. The beach is famous for the Tybee Island lighthouse and pier.

Population: 3,000

Median Household Income: $101,913

Cost of Living: 115.3% of U.S. average

Median Rent Price: $1,159/month

Home Price-to-Income Ratio: 5.4

Average Property Tax: 1.09%

Housing Affordability: The cost-of-living index implies that Tybee Island is affordable. However, house prices are high compared to the national average. The rental market is more reasonable, and there does not seem to be high demand.

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The Takeaway

Georgia is a state that offers both rural tranquility and urban vibrancy that suits families, young professionals, and retirees. Big cities like Atlanta and smaller towns like Woodstock offer great living with restaurants and outdoor recreation at a relatively low cost of living.

Retirees can choose to live on a barrier island like St Simons with few neighbors or live in a denser community like Savannah surrounded by rich, southern architecture. Lastly, for beach-lovers, Georgia has 110 miles of coastline and 15 barrier islands to choose from.

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FAQ

Where is the most affordable place to live in Georgia?

Brunswick may be the most affordable place to live in Georgia. The median home cost was around $106,000 in January 2023, significantly lower than the national average. However, prices have been rising rapidly since then.

How much money do you need to live comfortably in Georgia?

According to a Living Wage calculator from the Massachusetts Institute of Technology, a living wage for someone with no children to live comfortably in Georgia is $36,862 per year before taxes. For someone with two children, a comfortable living wage is $89,190 per year before taxes.

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