Our Favorite Areas to Live in Warner-Robins, GA

Warner Robins, Georgia, is a booming hub of economic activity near Robins AFB. The so-called “Home of Planes, Trains, and Heroes,” this central Georgia small town is known for being family-friendly and having an expectedly lot to do with many aviation-themed and train-themed attractions. Niche.com gives Warner Robins an “A-” rating.

If you’re moving to Warner Robins or considering it, our profile tells you what you need to know about the town’s cost of living, the Warner Robins real estate market, and the best neighborhoods to live in Warner Robins.

Why Live in Warner Robins

Warner Robins is a great place to live in Georgia for many reasons. The cost of living is relatively low, coming in at 21% below the overall national average and 14% below Georgia. In particular, the housing market was 51% cheaper than the national average and 30% below the Georgia average. Only utility costs exceeded national standards.

There are plenty of job opportunities in the area, with the primary draw being the Robins Air Force Base. The base employs over 26,000 people, a significant portion of Warner Robins’ population of just under 75,000. In fact, Warner Robins is known as the “Home of Planes, Trains, and Heroes” in part because of the Air Force Base.

People come to visit the town as it is a stop on the Georgia WWII Heritage Trail. The Aviation Hall of Fame and Museum and the Historic E.L. Greenway Train Depot Museum are two key attractions. These attractions cover the history of transportation and aviation in Warner Robins, the local impact of World War II, and the contributions the base and locals made to the war effort. The Museum of Aviation is the second-largest US Air Force Museum and the fourth most visited attraction run by the Department of Defense.

There are more family-friendly attractions like Rigby’s Entertainment World and Rigby’s Water World. The Little League is locally a big deal, with the Southeast Region Little League Headquarters here.

From Southern Barbeque to Mongolian Barbeque – there are a plethora of tastes to enjoy in Georgia’s International City. However, there are several chances to get a taste of what Southern cuisine and hospitality are all about while sipping sweet tea with barbeque, fried catfish, and peach cobbler.

Warner Robins’ location in the near-geographic center of Georgia and its connection to I-75 make it convenient to get around the state. Macon is a half-hour drive to the North, with its universities, live music, and dining amenities. Atlanta is 102 miles or a little under two hours by car. Columbus is about the same drive time but directly west. Savannah has the furthest drive time, at two hours, thirty minutes.

The town is in the northern part of Houston County, including Perry, the county seat. Houston County is known for being more progressive, despite being mostly rural. Over 75,000 acres are designated farmland. The county’s population grew by 14.5% between 2010 and 2020. Warner Robins grew by 17% in the same time frame.

Houston County Board of Education operated the local schools. Overall, it runs 39 schools for about 30,000 PK-12 students. Its last State of Georgia rating was a “B” in 2019, where the state averaged a “C.” Four schools have earned a National “Blue Ribbon School” designation. For higher education, residents have Central Georgia Technical College, Fort Valley State, and Georgia Military College in Warner Robins.

About Warner Robins Real Estate

The Warner Robins real estate market is strong, with single-family homes, townhomes, and condos. Since much of Warner Robins’ development centered around the base and World War II, most homes aren’t significantly historical.

In June 2022, there were 528 homes listed with a median price of $214,000. This was up 19% year-over-year. Homes were on the market for an average 39 days.

Ad valorem taxation is a property tax based on the home’s fair market value. The assessed value, which in Georgia is set by statute at 40% of the fair market value, determines the amount of tax. Various organizations levy different taxes referred to as mils. One mil equals $1.00 for each $1,000 of assessed value or 0.001. The Houston County milage rate was 9.935 mils in 2021. Warner Robins charged 9.98 mils.

Where to Live in Warner Robins

Warner Robins has plenty of options when it comes to real estate. You can live beside the base, near I-75, in a master-planned development, or on a spacious lot. Here’s a sampling of communities in Warner Robins.

Wind River

Wind River is in Kathleen, Georgia, south of Warner Robins along Moody Road. Wind River comprises one-of-a-kind custom-built luxurious 4 to 6-bedroom single-family houses between 2,400 and 5,000 sq ft. Some homes are up to 0.50 acre lots.

Old Stone Crossing

Old Stone Crossing is a planned community near I-75 and Centerville. Its location offers a convenient trip on I-75 to Macon’s downtown, and additional destinations are convenient. Homes are high-end new construction properties with four to five bedrooms.

Mossy Meadows

Another newer construction community, residents live directly across from Mossy Creek Middle School. Family-friendly amenities like Rigby’s Water World are an easy drive away, as are Warner Robins’ shopping, restaurants, and entertainment. Homes are typically four to five bedrooms starting at 2,600 sq ft and going up to 3,300 sq ft. 

Harpers Ridge

Harpers Ridge is an established neighborhood north of Feagin Mill Road. Locals are conveniently located to stores, restaurants, entertainment, and I-75. Robins AFB is a 20-minute drive from the community.

This development has a mix of styles, from one-story to two-story homes, vinyl, stucco, and brick exteriors. Homes date to the late 1990s, and sizes typically run from 1,800 to 2,800 sq ft. Yards tend to be mature and well-kept. The community has restrictive covenants, including on lot sizes.

The Woodlands

This neighborhood is based in Kathleen but only 15 minutes from I-75 and 25 minutes from Robins AFB. Across the street is Veterans High School. The community is divided into two subdivisions, Sanford Place and Georgian Mill. The typical home was built in the 2010s, with construction ongoing and vacant lots available. Most built homes run 1,900 to 2,400 sq ft. Interior features include hardwood floors, upgraded light fixtures, and solid surface countertops. Lots are mostly spacious.

The Tiffany

The Tiffany suburban development is located adjacent to Woodbridge. Built within a mature pecan grove, the spacious wooded lots provide plenty of shade. It’s highly walkable with sidewalks throughout. Each home has a privacy fence, sprinkler system, and around 3-5 bedrooms. It is one of the more expensive subdivisions in Warner Robbins.

Northside

Like its name, this area is on the north end of Warner Robins and offers a mix of single-family, apartment, and condo living. Northside Middle and High Schools are in the community. Housing here is more established. It includes communities like Echo Glen, Brookshire, Honey Ridge Plantation, Fox Meadow Estates, and Northview Estates.

Mill Pond Plantation

The luxury custom homes in this established neighborhood go up to 6,900 sq ft. The generous lot sizes range from a half-acre to 3.5 acres.

The Plantation at Willow Lake

Residents enjoy a prime location near the center of Warner Robins, plus easy access to a Kroger and other shopping amenities. Another one of the most expensive neighborhoods in Warner Robins, homes range from 3600-6,400 sq ft on generous lots. It was developed around the millennium. It does have an HOA.

Living in Warner Robins

Warner Robins is a fantastic place to live for families, couples, and singles. With a central location near Macon and Atlanta, good schools, plenty of entertainment, and shopping options, Warner Robins has many advantages. Consider one of these top communities when looking for the best places to live in Warner Robins.