Prices, inventory, and demand — distilled every month into one clear verdict: buyer’s market or seller’s. The investor’s read, before you make an offer.
The median asking price in Macon is about $195,000 as of Sep 2026, about the same as a year ago. That is the asking price on listed homes, so sold-price and home-value sites show different numbers (why).
Only on the right house. Neither side has the upper hand in Macon right now. The signals split. Compared with 2017–2019 at this time of year, there are 27 pending sales per 100 listings, against 15 then, but 19% of sellers have cut their price, against 14% then. The market will not hand you a discount. You have to find it in one specific listing.
Asking price per square foot in Macon is up 4.2% over the last year. 6 of the 8 ZIP codes with at least 10 listings rose. 31206 led at up 14.3%, and 31217 trailed at down 6.8%. Broad gains like these are harder to fade. Over five years the pace has been 4.8% a year. Underwrite closer to that than to the last twelve months.
Ranked among the 11 Georgia markets we track:
The median asking price is 11.2% below its Jul 2023 peak. Per square foot the gap is smaller: 1.1% below the Jul 2026 high. Part of the drop is smaller homes coming to market. Prices are rising again. Every month you wait costs money. The question is no longer when. It is which house. Macon prices have risen in 97 of the last 111 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.
This market is turning. Which way is not settled yet. Check the monthly numbers above before you commit.
In Macon, 46 out of every 100 households rent. That is nearly half. That share has held steady for five years. Macon added about 900 renter households in five years. Renter households average 2.4 people. Two and three bedrooms fit the typical renter.
Households grew 2% in five years. The housing stock grew 2%. The two are moving in step. 16.6% of homes sit empty. Tenants have options. Budget extra weeks of vacancy between leases.
The median Macon household earns $55,273 a year. Incomes here have grown 4.3% a year since 2019. Incomes and home prices are rising in step. A typical home costs 3.5 times the median income. Locals can afford to buy here. Your exit buyer can be a local family. At 30% of income, a tenant on the median income can pay about $1,382 a month.
To see what one Macon address would rent for and cash flow, run it through the app.
For every 100 homes still for sale, 27 are under contract. In 2017–2019 at this time of year it was 15. The rest are still waiting for a buyer. About 1 in 5 sellers has already dropped their price. Each one has learned their first price was too high. Start your offer below their new price.
The typical Macon listing has been on the market 73 days. That is 9% longer than a year ago. There are 817 homes for sale in Macon. That is 3.0 times the tightest month on record, but below the peak of 1,050. Supply is growing against last year.
Read when a cheap market is a warning and how we read these numbers, then run the numbers on a deal.
The median asking price in Macon is about $195,000 as of Sep 2026, about the same as a year ago. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Macon figures cover the 17 ZIP codes with a Macon mailing address, which can reach past city limits.
Neither side has the upper hand in Macon right now. We compare Macon with 2017–2019 at this time of year: there are 27 pending sales per 100 listings, against 15 then; 19% of sellers have cut their price, against 14% then; there are 23% more homes for sale.
The median asking price is 11.2% below its Jul 2023 peak. Per square foot the gap is smaller: 1.1% below the Jul 2026 high. Part of the drop is smaller homes coming to market. Prices are rising again. Every month you wait costs money. The question is no longer when. It is which house.
31201. Only 11 homes under contract for every 100 still for sale. 12% of sellers there have cut their price, and the typical listing has been up 100 days.
Across 9 full years, Macon asking prices ran lowest in April, about 7.0% below the year's average. They peaked in August. The most homes for sale show up in October, about 4% above the yearly average.
Assume +4.8% a year. Macon has grown about 4.8% a year for five years and for ten. That pace held before and after the 2020–2021 boom, so it is a fair long-run input. Prices rose 4.2% over the last year. Use it for timing. The five-year rate is the better guide.
HUD's fiscal year 2026 fair market rent for Bibb County is $1,307 a month for 2 bedrooms and $1,567 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.
ZIP 31201 is on both lists. That is rare. It is the one place in Macon where leverage and growth overlap.
| ZIP | $/sqft, 2 yrs | $/sqft now | Buyers per home | For sale |
|---|---|---|---|---|
| 31201 | +21.0% | $122 | 0.11 | 48 |
| 31204 | +13.1% | $98 | 0.21 | 176 |
| 31206 | +11.5% | $88 | 0.15 | 142 |
| 31211 | +6.6% | $128 | 0.30 | 84 |
| 31217 | +2.0% | $82 | 0.35 | 63 |
Computed from each ZIP's own ten-year history. ZIPs with fewer than 10 homes for sale are excluded: a median across a handful of listings is noise, not a signal.
Macon has 17 ZIP codes. Each links to its live market dashboard.
Closest matches on asking price, price per square foot, time on market, buyer demand, and price cuts.
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