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City · 11,749 residents · Coffee County, Georgia

Douglas , Georgia

In Douglas, a typical home is worth $133,300 and typical rent is $680 a month. Compared with all of Coffee County, typical household income is 32% lower and the share of households that own their home is 19 points lower.

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  • Typical home value

    $133,300

    3% above the county

    56% below Georgia

    • Douglas
    • Coffee
    • Georgia

  • Typical rent

    $680a month

    4% below the county

    51% below Georgia

    • Douglas
    • Coffee
    • Georgia

  • Typical household income

    $34,408a year

    32% below the county

    56% below Georgia

    • Douglas
    • Coffee
    • Georgia

  • Households that own their home

    46%

    19 points below the county

    20 points below Georgia

    • Douglas
    • Coffee
    • Georgia

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$180,577
3.3% more than 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Douglas is in Coffee County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Coffee County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Douglas apart

What this place has that others do not, from public data, most unusual first.

  1. Douglas has the 2nd lowest typical rent of the 162 cities in Georgia with more than 5,000 people ($680).

  2. Douglas has the 2nd lowest typical household income of the 162 cities in Georgia with more than 5,000 people ($34,408).

  3. 46% of households in Douglas own their home, against 65% in Coffee County.

  4. Nearby, in Waycross, the typical home value is $84,100: 37% less than in Douglas ($133,300).

  5. According to Zillow, in the 12 months to September 2026 the typical home value in Douglas rose 3.3%; in Georgia, it fell 0.6%.

  6. Douglas has the 13th lowest typical home value of the 164 cities in Georgia with more than 5,000 people ($133,300).

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data

The homes here

Housing in Douglas

What homes there are in Douglas, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Douglas, 7 in 10 homes are single-family detached houses; in Coffee County, 6.

Year built

In Douglas, half of the homes were built before 1980; in Coffee County, before 1989.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

HUD's 2-bedroom fair market rent (FMR) for Coffee County is $1,002; about 73% of rents in Douglas are below it.

With a mortgage

$1,199 a month

Coffee County: $1,242 a month

Without a mortgage

$509 a month

Coffee County: $405 a month

Owners with a mortgage

50%

Coffee County: 36%

Owning costs about the same in Douglas as in Coffee County: with a mortgage, $1,199 a month; without one, $509.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Since 2015–2019, home values in Douglas moved so little that the Census cannot say whether they rose or fell.

Rent in Douglas moved so little since 2015–2019 that the Census cannot say whether it rose or fell.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureDouglasCoffee CountyGeorgiaUnited States
Rental vacancy Unreliable estimateUnreliable estimate6.8%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.1%0.9%
More than one person per room Unreliable estimate2.8%2.4%3.4%
People per household 2.372.602.622.53
Drive alone 77%82%71%69%
Carpool Unreliable estimate9%9%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimateUnreliable estimate1%3%
Work from home Unreliable estimate6%16%15%
Other means Unreliable estimateUnreliable estimate2%2%
Typical commute Unreliable estimate10 to 19 minutes20 to 29 minutes20 to 29 minutes

Fewer people live in each home here: 2.37 on average, against 2.60 in Coffee County.

In Douglas, 77% of workers drive alone to work; in Coffee County, 82%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Douglas?

A typical home costs more than the typical income allows

We start with a typical home in Douglas, worth $133,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 39% of the typical household income in Douglas, which is $34,408 a year. For that payment to be 28% of income, a household would need to earn about $47,477 a year.

The calculator's FHA and conventional loan limits are those of all of Coffee County.

Your numbers

Local data
$

Starts at the typical home value in Douglas. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $4,666 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,108

at 7.18% · 30 years

Loan amount
$130,885
Total interest
$188,313
Paid off in
November 2056

Includes $2,251 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $803 a month

  • Tight

    $803 to $1,032 a month

  • Hard

    more than $1,032 a month

    Your payment · 39%

Compared with the typical household income in Douglas ($34,408 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,108
Principal & interest$887
Property tax$107
Home insurance$56
FHA mortgage insurance (MIP)$59

You need at least $4,666 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Douglas and Coffee County

Douglas is in Coffee County, Georgia. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Douglas's own numbers

Typical home value
$133,300
Typical monthly rent
$680
Typical yearly household income
$34,408
Households that own their home
46%
Effective property tax rate
0.96%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Coffee County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,002
Price change over 5 years (FHFA)
+55%
Homes in a high flood-risk zone
1.6%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Coffee County.

Everything about Coffee County

Buying

Buying a home in Douglas

A typical home in Douglas is worth $133,300: 3% above the county and 56% below Georgia. With the typical household income in Douglas ($34,408 a year), a typical home costs 3.9 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Douglas 3.9 years
  • Coffee 2.5 years
  • Georgia 3.9 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Coffee County

According to FHFA’s house price index, home prices in Coffee County rose 78% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Coffee County.

Period County Georgia U.S.
Last year (2025) −3.9% +2.2% +2.9%
5 years (2020–2025) +55% +58% +47%
10 years (2015–2025) +78% +110% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Douglas next to Coffee County, Georgia and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Douglas $133,300
  • Coffee $128,900
  • Georgia $303,300
  • United States $332,700
Typical monthly rent
  • Douglas $680
  • Coffee $710
  • Georgia $1,393
  • United States $1,413
Typical yearly household income
  • Douglas $34,408
  • Coffee $50,683
  • Georgia $77,353
  • United States $80,734
See the full table
Douglas next to Coffee County and Georgia
Measure Douglas Coffee County Georgia U.S.
Typical home value $133,300 $128,900 $303,300 $332,700
Typical monthly rent $680 $710 $1,393 $1,413
Typical yearly household income $34,408 $50,683 $77,353 $80,734
Households that own their home 46% 65% 66% 65%
Typical yearly property tax $1,283 $976 $2,341 $3,119
Effective property tax rate 0.96% 0.76% 0.77% 0.94%
Renters with high rent for their income 54% 47% 52% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Coffee County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Douglas

For a typical $133,300 home in Douglas, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Douglas's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,108a month

    Least cash to close
    Down payment
    $4,666
    Cash to close
    $8,665
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $59

  • Conventional, 5% down $1,083a month

    Down payment
    $6,665
    Cash to close
    $10,664
    Rate
    7.18%
    Mortgage insurance
    PMI · $63

  • Conventional, 20% down, no PMI $885a month

    Down payment
    $26,660
    Cash to close
    $30,659
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,008a month

    Down payment
    $19,995
    Cash to close
    $23,994
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Douglas and for Coffee County.

Property tax

Effective rate in Douglas

0.96%of the home’s value each year

$1,283 a year for the typical owner in Douglas.

  • Douglas 0.96%
  • Coffee 0.76%
  • Georgia 0.77%

What Georgia publishes Standard state homestead exemption (Georgia Department of Revenue)

Exemptions and deadlines in Georgia

Flood risk in Coffee County

FEMA does not publish these numbers by city: they are for all of Coffee County.

Homes in the high-risk zone
1.6%
273
Of those, with NFIP insurance
8.1%
County Georgia U.S.
Homes in the high-risk zone 1.6% 2% 3.5%
Of those, with NFIP insurance 8.1% 43% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Douglas

Typical rent in Douglas is $680 a month: 4% below the county. In Douglas, 54% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Coffee County, by unit size. To pay the 2-bedroom one ($1,002 a month) without spending more than 30% of your income, you would need to earn $19.27 an hour working full time.

HUD fair market rent for all of Coffee County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $698 $13.42 $27,920
1 bedroom $920 $17.69 $36,800
2 bedrooms $1,002 $19.27 $40,080
3 bedrooms $1,387 $26.67 $55,480
4 bedrooms $1,675 $32.21 $67,000

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Douglas

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Douglas has 2 ZIP codes with their own.

For 2 bedrooms it runs from $1,000 in 31533 to $1,100 in 31535.

1 of the 2 is above the fair market rent for Coffee County ($1,002).

  • 31533 $1,000$1,390
  • 31535 $1,100$1,520

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Douglas when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Douglas

HUD lists 14 buildings with rents for lower incomes in Douglas. These are the largest.

  • Thrasher Nest Village 900 Gaskin Ave S, Douglas 31533 258 low-income homes · Run by Housing Authority of the City of Douglas · Average payment: $447 a month · Average wait: 2 months (912) 384-5812
  • Park View Court 501A Grady Ave S, Douglas 31533 122 homes, 121 low-income · Run by Housing Authority of the City of Douglas · Average payment: $361 a month · Average wait: 3 months (912) 384-5812
  • Deerfield 112 Pinecrest Dr, Douglas 31535 72 homes, 71 low-income · In service since 1994
  • Georgian Woods Apartments 166 McNeil Dr, Douglas 31533 66 low-income homes · For families (912) 384-3233
  • Hunters Run Apartments 701 Lupo Ln, Douglas 31533 51 homes, 50 low-income · 1 bd: 44 · 2 bd: 7 · In service since 2018 · For older adults

See all 15 buildings in Coffee County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Douglas

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Coffee County. The nearest ones are below; many serve by phone or online.

A man leans over the armchair to help a teenage girl with her book.

HUD counseling is free or low-cost

Assistance programs in Douglas

No down payment, repair or rent-help program on our list is for Douglas or Coffee County. The ones below are statewide in Georgia: they work in Douglas the same as in the rest of the state.

Which programs do I qualify for? All programs in Georgia

  • Georgia Dream Homeownership Program

    Statewide in Georgia

    Georgia state program for first-time buyers: a mortgage with down payment assistance of up to 5% of the price or $10,000, as a 0% second mortgage with no monthly payments. Offered by Georgia Department of Community Affairs.

    Deferred

    See the program Official page

  • Georgia Dream Peach Plus Loan Program

    Statewide in Georgia

    FHA or VA mortgage from the Georgia Dream program with down payment assistance of 3.5% of the price (up to $10,000), or 4% (up to $12,500) for police officers, educators, health care workers, military members or families with a person with a disability; no first-time buyer requirement. Offered by Georgia Department of Community Affairs.

    Type not stated

    See the program Official page

Housing counselors near Douglas

The HUD-approved agencies closest to the center of Douglas, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Family Visions Outreach, Inc.

    601 West Price St., Sylvester · 58 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (229) 777-7704

  • City of Albany, Georgia

    230 S Jackson St Ste 315, Albany · 77 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (229) 483-7650

  • Nid-Hca Albany (FLETCHER)

    230 S Jackson St Ste 154, Albany · 77 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (229) 317-4745

All counseling agencies in Georgia

Help in Spanish near Douglas

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Douglas

HUD’s record names them for Douglas or Coffee County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of the City of Douglas Public housing (912) 384-5812

All housing agencies in Georgia Source: HUD

Cities

Nearby cities

The cities closest to Douglas, with the typical home value.

Everything about Coffee County Housing in Georgia

Neighboring counties

If Coffee County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Douglas.

All guides
A mother and her daughters smile together on a mountain trail with a snowy peak behind them.

Questions

Housing questions about Douglas

Short answers with the numbers for Douglas and all of Coffee County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Douglas?

The typical home value in Douglas is $133,300, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Coffee County it is $128,900.

How much does it cost to rent in Douglas?

Typical rent in Douglas is $680 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Coffee County is $1,002.

What is the FHA loan limit in Douglas?

Douglas uses the FHA limit for all of Coffee County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Douglas?

The typical homeowner in Douglas pays $1,283 a year, according to the U.S. Census Bureau. That is 0.96% of the home’s value; in Coffee County, the rate is 0.76%.

Where can I find free help to buy or rent in Douglas?

We found no HUD-approved counseling agencies with an office in Coffee County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).