Macon-Bibb County, GA · Georgia
Bibb County
156,543 residents141 permits TTM$50,747 median HHI9 ZIP codesUpdated April 28, 2026
Investor first look
Median home value
$165,800
ACS 5-Year
Cap rate proxy
7.4%
FMR × 0.65 ÷ Home Value
Rent-to-income
24.3%
HUD FMR ÷ ACS HHI
Net migration
+1.64%
IRS SOI
Permits (TTM)
141
Census BPS
Climate risk
78.5
FEMA NRI (0–100)
ZIP code breakdown9 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 31206 | — | — | — | 17.1% | 16.1% |
| 31201 | — | — | — | 13.6% | 11.3% |
| 31207 | — | — | — | 7.4% | 21.5% |
| 31213 | — | — | — | 7.4% | 21.5% |
| 31204 | — | — | — | 12.0% | 10.3% |
Ranked by composite score
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Demographics
Owner-occupied
51.5%
Census ACS
Vacancy rate
17.0%
Census ACS
Bachelor's degree +
26.0%
Census ACS
Rent burdened
53.5%
Census ACS (>30% income)
Median age
36.6
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 28, 2026