THE 10 MOST AFFORDABLE Places To Live In Georgia For 2020


We used data and science to determine which places in Georgia go easy on your wallet.

Editor’s Note: We updated this article for 2020. This is our sixth time ranking the cheapest places to live in Georgia.

When you think of affordable states in America, what usually comes to mind? The Southern states, of course. From Virginia to Louisiana, these states are known to be beautiful. and cheap.

Georgia, a southern state, and the state of peaches is one of the cheapest states in America.

In Georgia, you have famous cities like Savannah, where you can drink a beer in public while walking down the riverfront and see fireworks set off across the water. You can take a quick drive to South Carolina on your way to Hilton Head and eat some good BBQ in Bluffton. Hilton Head has a unique boardwalk with willow trees hanging low along the edges of the beach. In the winter, you can come to walk along isolated portions of the beach, making a quiet getaway.

If you are missing the hustle and bustle of the city, Atlanta is full of nightlife, business, and research institutions like Emory.

Loving Georgia already like we do? Wherever you live, you will probably find that an apartment in Georgia is cheaper than New York City or San Francisco. Living in the South has some major perks and the low cost of living is one of them. (Don't forget the great hospitality, charm, and food). Let's take a look at what cities in Georgia are the most affordable in a state that is so affordable, to begin with.

What is the cheapest place to live in georgia? After cranking the numbers for the 127 largest cities in georgia to find the cheapest city in georgia for 2020, we came up with Eatonton as the cheapest.

If you want to live near all the action in Georgia, it turns out you can do that on the cheap. Most of the cheapest places in Georgia are in the surrounding regions of Atlanta and Savannah. No matter where you live in this state, your wallet will be happier compared to the big megacities like New York.

Curious to see how we crunched the numbers? Read on to learn about our methodology and to learn more about our top ten most affordable cities in Georgia.

And if you already knew these places were cheap, check out some more reading about Georgia and the cheapest places in the country:

The 10 Cheapest Places To Live In Georgia For 2020

Eatonton, GA

Overall SnackAbility

3
/10

Population: 6,529
Rank Last Year: 3 (Up 2)
Home Price To Income Ratio: 1.9x (3rd most affordable)
Income To Rent Ratio: 69.4x (13th cheapest)
More On Eatonton: Homes For Sale | Data | Photos

Eatonton is a great town for those who don't want high rent prices to eat up all of your hard earned savings. Eatonton is located between Augusta, Macon, and Atlanta so you can have a peaceful weekday refuge after a weekend out at the larger cities.

Eatonton is also nestled up against the Piedmont National Wildlife Refuge, so you can also take beautiful hikes in your free time.

The median income in Eatonton comes in at $36,594 and the median home value is $70,300 for 2020.

Morrow, GA

Source: Public domain
Overall SnackAbility

4
/10

Population: 7,238
Rank Last Year: 2 (No Change)
Home Price To Income Ratio: 1.9x (4th most affordable)
Income To Rent Ratio: 63.0x (27th cheapest)
More On Morrow: Homes For Sale | Data | Photos

On the 'morrow, you could move to Morrow, Georgia, and save a killing. Morrow ranks second in our list of top affordable places in Georgia and for good reason: it is incredibly cheap. Morrow is located a quick drive from Atlanta so you can have a quiet small town life with the hustle and bustle of a large city when you crave it.

The median income in Morrow comes in at $54,769 and the median home value is $105,900 for 2020.

Commerce, GA

Overall SnackAbility

5
/10

Population: 6,742
Rank Last Year: 6 (Up 3)
Home Price To Income Ratio: 2.3x (12th most affordable)
Income To Rent Ratio: 65.4x (18th cheapest)
More On Commerce: Homes For Sale | Data

Ranking third on our list comes Commerce, Georgia. Commerce is a small town between Atlanta and Greenville, so it is a perfect location for anyone wanting to be close to cities with a lot of nightlife. Commerce is known as the hometown for country singer Bill Anderson and baseball player Chris Beck.

The median income in Commerce comes in at $48,836 and the median home value is $111,500 for 2020.

Toccoa, GA

Overall SnackAbility

2
/10

Population: 8,274
Rank Last Year: 8 (Up 4)
Home Price To Income Ratio: 2.4x (15th most affordable)
Income To Rent Ratio: 55.3x (44th cheapest)
More On Toccoa: Homes For Sale | Data | Photos

Love trees and mountains? Then Toccoa might be the perfect place for you to move. Toccoa is nestled up by the Nantahala and Chattahoochee National Forests. You can live in a beautiful town that is also super cheap.

In addition to that, you can easily visit top locations like Asheville, North Carolina, and Greenville, South Carolina.

The median income in Toccoa comes in at $35,465 and the median home value is $86,400 for 2020.

Warner Robins, GA

Overall SnackAbility

5
/10

Population: 74,762
Rank Last Year: 9 (Up 4)
Home Price To Income Ratio: 2.2x (6th most affordable)
Income To Rent Ratio: 57.1x (37th cheapest)
More On Warner Robins: Homes For Sale | Data | Photos

Warner Robins is a city just outside of Macon, Georgia, that is the perfect destination for anyone wanted to live cheaply in Georgia. Unlike the others on this list, Warner Robins is not a very small town. In fact, Warner Robins has over 66,000 residents.

It also comes up on other rankings as one of the best places to live in Georgia.

The median income in Warner Robins comes in at $50,954 and the median home value is $111,000 for 2020.

Auburn, GA

Overall SnackAbility

5
/10

Population: 7,303
Rank Last Year: 5 (Down 1)
Home Price To Income Ratio: 2.5x (16th most affordable)
Income To Rent Ratio: 63.5x (25th cheapest)
More On Auburn: Homes For Sale | Data | Photos

Auburn, Georgia, not to be confused with Auburn, Alabama, comes up next on our most affordable places in Georgia list. Just an hour outside of Atlanta, Auburn has everything a money-conscious person could ask for: cheap rent and proximity to a large city. So if you are looking for a small town feel with a flare of Atlanta, Auburn might just be the place for you.

The median income in Auburn comes in at $53,683 and the median home value is $131,600 for 2020.

Waycross, GA

Overall SnackAbility

3
/10

Population: 13,836
Rank Last Year: 11 (Up 4)
Home Price To Income Ratio: 2.5x (17th most affordable)
Income To Rent Ratio: 48.2x (78th cheapest)
More On Waycross: Homes For Sale | Data | Photos

If you're looking to buy a home in Georgia, you won't find many cheaper places than Waycross. The median home price in Waycross is only $72,700, so if you're moving to Waycross with a nest egg, you're in luck. Folks in Waycross earn a median income of $29,465, giving Waycross the 17th best home price to income ratio in the state. The income to rent ratio isn't nearly as impressive, so we'd suggest buying if you're trying to take full advantage of Waycross's affordability.

You can save even more money if you stick to hobbies like hiking around Okefenokee Swamp Park. Just watch out for alligators!

The median income in Waycross comes in at $29,465 and the median home value is $72,700 for 2020.

Port Wentworth, GA

Overall SnackAbility

8
/10

Population: 7,946
Rank Last Year: 12 (Up 4)
Home Price To Income Ratio: 2.1x (5th most affordable)
Income To Rent Ratio: 65.5x (17th cheapest)
More On Port Wentworth: Homes For Sale | Data | Photos

A suburb of Savannah, Port Wentworth ranks as the eighth most affordable city in Georgia.

At first glance of the home and rent prices, Port Wentworth might look quite expensive. But the job market in Port Wentworth is solid and residents earn a median income of $77,216, so they can well afford the pricier housing. The home price to income ratio is the fifth best statewide, even with a median home price of $161,400. Even though the median rent in Port Wentworth is higher than most places on this list at $1,178/month, it's still well below Georgia's statewide average.

The median income in Port Wentworth comes in at $77,216 and the median home value is $161,400 for 2020.

Fort Oglethorpe, GA

Source: Public domain
Overall SnackAbility

5
/10

Population: 9,852
Rank Last Year: 19 (Up 10)
Home Price To Income Ratio: 2.8x (37th most affordable)
Income To Rent Ratio: 65.0x (19th cheapest)
More On Fort Oglethorpe: Homes For Sale | Data | Photos

Located just across the Tennessee border from Chattanooga, Fort Oglethorpe is the ninth cheapest place to live in Georgia. Fort Oglethorpe is ideal for renters, having the 19th ratio in the state. As far as buying goes, the median home price of $127,600 is a bit on the steep side considering the city's median income is $45,524.

So if you want to check out Georgia without committing to a mortgage, consider moving to Fort Oglethorpe as a way to do that on a budget. As a bonus, Civil War buffs will have no shortage of free entertainment at Chickamauga National Military Park.

The median income in Fort Oglethorpe comes in at $45,524 and the median home value is $127,600 for 2020.

Hapeville, GA

Overall SnackAbility

5
/10

Population: 6,581
Rank Last Year: 34 (Up 24)
Home Price To Income Ratio: 2.4x (14th most affordable)
Income To Rent Ratio: 52.4x (59th cheapest)
More On Hapeville: Homes For Sale | Data | Photos

Rounding out our list of cheapest places to live in Georgia is Hapeville, a suburb of Atlanta.

The median rent in Hapeville is $895 and the median income is 46,875, so Hapeville doesn't stand out in terms of income to rent ratio. But with a median home price of $113,100, it's an attractive place to buy a home. Especially considering that, from an investment angle, Georgia is among the fastest growing states in America, and the Atlanta area has been the nexus of that growth.

The median income in Hapeville comes in at $46,875 and the median home value is $113,100 for 2020.

How We Determined The Most Affordable Places To Live In The Peach State For 2020

Map Of The Cheapest Places To Live In Georgia
The two most important things to think about when it comes to being able to afford if you can live comes down to:

  1. How much do money do I make?
  2. How much do I have spend to live there?

You need to understand your costs in the context of how much money you make.

For example, if the median household earns $100,000 and spends $40,000 on housing it's actually cheaper to live there than a place with a median income of $50,000 and housing costs of $21,000. You might spend more on housing, but you have more money overall to play with.

With that example in mind, we derived several statistics from the latest Census American Community Survey 2014-2018 around incomes and costs. They are:

  • Median Home Price / Median Income (lower is better)
  • Median Income / Median Rent (Higher is better)
  • Median Home Price

We added simply median home price because high home prices generally correlate with higher expenses for all costs related to homes (heating, electricity, etc).

You can then compare these metrics in each of the places in Georgia to figure out which is the least expensive.

What you are left with is a "Cost of Living Index" by taking the average rank of each of these metrics for each city.

So we used that cost of living index in order to rank all of the 127 places in Georgia that have more than 5,000 people.

The place with the lowest cost of living in Georgia according to the data is Eatonton. You can download the data here.

There You Have It Mr. Or Mrs. Georgia Cheapskate

If you're looking at the cost of living numbers in Georgia, this is an accurate list of the most affordable places to live in Georgia for 2020.

Here's a look at the most expensive cities in Georgia according to the data:

  1. Dahlonega
  2. College Park
  3. Cumming

For more Georgia reading, check out:

Where Are The Most Affordable Places To Live In Georgia?

Rank City CheapScore Population Home/Income Ratio Income/Rent Ratio
1 Eatonton 6.67 6,529 1.9x 69.4x
2 Morrow 20.33 7,238 1.9x 63.0x
3 Commerce 21.33 6,742 2.3x 65.4x
4 Toccoa 24.33 8,274 2.4x 55.3x
5 Warner Robins 25.33 74,762 2.2x 57.1x
6 Auburn 31.67 7,303 2.5x 63.5x
7 Waycross 33.33 13,836 2.5x 48.2x
8 Port Wentworth 34.0 7,946 2.1x 65.5x
9 Fort Oglethorpe 36.0 9,852 2.8x 65.0x
10 Hapeville 36.33 6,581 2.4x 52.4x

How Is The Area In ?

About Chris Kolmar

Chris Kolmar has been in the real estate business for almost ten years now. He originally worked for Movoto Real Estate as the director of marketing before founding HomeSnacks.

He believes the key to finding the right place to live comes down to looking at the data, reading about things to do, and, most importantly, checking it out yourself before you move.

If you've been looking for a place to live in the past several years, you've probably stumbled upon his writing already.

You can find out more about him on LinkedIn or his website.