Your Albany, GA Real Estate Questions Answered

Albany is beautifully positioned on the banks of the Flint River in Georgia. This small city is the heart of Plantation Trace, the southern portion of Georgia’s Southern Rivers Region. Known as the “Artesian City,” below the land around Albany lies the Floridian Aquifer – a collection of fresh water that feeds the area’s beautiful rivers, creeks, and lakes.

If you’re thinking about moving to Albany, GA, or are stationed at Marine Corps Base, you probably have questions about living there. Here are a few things you should know about the city and its real estate market:

What are the advantages of living in Albany, GA?

As Georgia’s 13th largest city, residents find living in Albany has perks like a low cost of living and access to outdoor recreation. Popular attractions include the Riverfront Walk, which features the Ray Charles Plaza – a tribute to the Albany native and musical genius – as well as the historic Bridge House. Nearby Radium Springs is Georgia’s largest natural freshwater spring.

The weather is generally warm, with hot, humid summers and cool winters. Residents can spend more days outside at local festivals and events, sporting activities, and parks.

Economically, there is diversity in the job industry. The top employers include the local school system, Albany State University, Putney Health System and other health care providers, Proctor & Gamble, the US Marine Corps, Coats & Clark textile manufacturing, local government, Walmart, and Miller-Coors Brewing.

What is the average price of a home in Albany, GA?

The real estate market in Albany is strong, with median home prices hovering around $139,900 in July 2022, with 290 homes available. Prices were up 21% year-over-year.

Whether you’re looking for a starter home or something more luxurious, you’ll be able to find it in Albany. Prices ranged from $2,000 for a vacant residential lot to $639,900 for a 3,596 sq ft home on 6.4 acres.

Are there any condos or townhomes available in Albany, GA? 

Yes, Albany has condo and townhome options, but in July 2022, only one was on the market, listed at $185,000. Most townhomes and condos are rental properties. One place you can look is the Kingswood Condominium Complex, a gated community with a swimming pool, clubhouse, and three-bedroom units. A local real estate agent can help your Albany home search.

What is the property tax rate for Albany, GA?

In Georgia, property taxes are also known as ad valorem taxes. Georgia homes are assessed at 40% of their fair market value. The rates are evaluated in mils, where one mil represents a tax liability of one dollar per $1,000 of assessed value.

The property tax rate in Albany was 9.631 mills in 2021. Doughtery County charged 15.569, and the school district levied 18.154 mils.

What is the cost of living in Albany, GA?

The cost of living in Albany is reasonably low, thanks partly to the city’s affordable housing. According to the Best Places Index, Albany’s cost of living index is 76.5, with 100 being the national average. In other words, Albany is about 24% cheaper than the national average. It’s also about 17% cheaper than the Georgia cost of living.

In particular, housing was almost 60% less than the national going rate and 40% cheaper than Georgia’s median rate. Only health care and utility costs exceeded the national rates.

What county is Albany, GA in?

Albany is the county seat of Dougherty County. The county had a population of about 85,000 in 2020. It is home to several colleges and universities, including Albany State University and Albany Technical College.

Quail and duck hunting, as well as fishing, are popular pastimes in Dougherty County. The Flint River and cypress swamps provide outdoor recreational activities throughout the county. The Parks at Chehaw and Radium Springs Gardens are popular places to go.

Other points of interest include the Albany Museum of Art, the Flint RiverQuarium, the Albany Civil Rights Institute, the Wetherbee Planetarium, and the Science Discovery Center.

Is Albany, GA, growing?

Albany’s population has been in decline since 2010. The population dropped by 11% from 2010 to 2020 and lost under 1.1% from 2020 to 2021. The city hopes redevelopment of the downtown will attract more small businesses to launch and stay in the area.

Dougherty County is also shrinking, losing over 10,000 residents from 2010 to 2020 and another 1.1% loss from 2020 to 2021.

What neighborhoods are in Albany, GA?

Some of the most popular neighborhoods in Albany include Summerbrook, East Albany, and Westover. These neighborhoods offer residents various housing options, from starter homes to luxury properties.

Albany Hill Village 

Catering to the needs of military families, this community is made of pet-friendly three and four-bedroom duplex or single-family homes. Albany Hill Villages specifically serves E1 to O7 ranks. 

A fenced backyard with stunning views is available on each home. Each home comes with two-car garage access and shared amenities, such as parks, picnic areas, and a community pool. Pets are allowed if they weigh less than 50 pounds each.

Westover

This area in west Albany is close to the Albany Museum of Art, a Walmart center, and Westover High School. Its Lake Cornelia is surrounded by a multi-use path. 

The housing here is established and varied. Many sections have generously sized wooded lots. Find ranch-style, traditional, and spilt-level single-family homes.

Sunnyland

Not to be confused with the popular Sunnyland Farms, this community with restaurants and Riverside Park just steps away will welcome you with open arms. Route 234 makes it a short drive to the base. Families are also conveniently located to Monroe High School.

Doublegate

If you’re looking for a golf course community lifestyle, your best bet is Doublegate. George Cobb designed its 18-hole championship course. The clubhouse facilities include a fitness center, pool, and tennis facilities. 

The community had six listings in July 2022, including a few undeveloped lots. The median price was $282,500.

Palmyra Heights

An established suburban community, the centrally located Palmyra Heights area, has homes from the 1970s through the 1990s. A typical home has three to four bedrooms. Mature trees and stately oaks shade the roads and houses. This community has an active HOA association that runs events like holiday luminaries and a Jingle Jog.

East Albany

If you’re interested in redevelopment areas, East Albany may be the place to look. The area has lost in population since 2000 but still represents 27% of the city’s population. There is a large rental population. The city has an East Albany Revitalization Plan aiming to transform the area, including rehabilitating its housing.

Are there any waterfront properties found in Albany, GA? 

Yes, there are waterfront properties available in Albany. The Flint River runs through the heart of town but is mainly surrounded by commercial real estate or parks. More homes are located on the north side of the Flint River above the dam on Lake Chehaw. These residences offer residents stunning lake views and easy access to the city’s amenities.

The mid-2022 prices for these homes started in the low $200,000s and went up depending on size and location.

There are other creeks and lakes dotted around Albany that also provide a waterfront option.

How is golf in Albany, GA?

Albany is home to several excellent golf courses, including the Flint River Municipal Golf Course, a challenging 18-hole golf course with elevated greens, and a practice facility.

Stonebridge Golf and Country Club is another top-rated course in the area just outside the Albany city limits. It is open for public play.

River Point Golf Course is a semi-private course on the Flint River and Lake Chehaw. This course offers 18 holes of beautiful, scenic golf. Renowned golf course architect Mike Young created and constructed the course in 1995. Atlanta Golf Magazine recognized our challenging course as a top-tier layout. It was also selected “best of the best” among golf courses in the Albany region for four years.

Finally, Doublegate Country Club is a private club that features an 18-hole championship golf course and a clubhouse with fitness and tennis facilities.

Other golf courses in the area include Nonami Plantation and Pineknoll Country Club.

Are there golf course communities in Albany, GA? 

Yes, you have two options for golf course communities in Albany. Look at Doublegate Country Club and Stonebridge Country Club. These are gated communities. Country club membership is optional, but you will have options for golf course views and easy access.

What areas are near Albany, GA?

There are several significant areas located near Albany, GA. These areas include:

Columbus, GA, is about an hour and a half from Albany by car. In addition to being the home of Fort Benning, it offers a variety of shopping, dining, and entertainment options on the Chattahoochee River.

Macon, GA, is located just under a two-hour drive from Albany. In addition to several universities, Macon provides a variety of historical attractions, museums, and live music venues.

Tifton is located about 50 minutes from Albany and offers access to outdoor activities, such as hiking, fishing, and camping. It’s a tourist stop with many stores and retailers.

Tallahassee, FL, is located about two hours drive from Albany. It is another destination with an airport, a major university, and access to North Florida’s outdoor recreation sites.

What to know about living in Albany, GA

If you’re considering moving to Albany, GA, expect a small-town feel with all the amenities of a big city. The cost of living in Albany is very affordable, and it offers a variety of outdoor activities and attractions.

If you’re considering moving to this charming Southern city, we can help you find the perfect home for your needs. Contact us today to get started.