Georgia · GEOID 13095

Dougherty County

2024 ACS 5-year estimates · population 83,091 · 40,653 housing units

Median household income

$49,044

State $79,556

Median home value

$134,400

State $310,585

Median gross rent

$935

State $1,398

Homeownership rate

45.3%

State 65.7%

Renter cost-burden rate

49.7%

≥30% of income

Owner cost-burden rate

22.8%

≥30% of income

Homeowner vacancy

2.1%

Of owner-occupied + for-sale units

Rental vacancy

8.5%

Of renter-occupied + for-rent units

Overall vacancy

15.7%

All housing units

Price-to-income ratio

2.74

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Dougherty County	Georgia
Population	83,091	10,940,407
Population density (per sq. mi.)	252.83	—
Median household income	$49,044	$79,556
HUD Area Median Income (4-person, 100%)	$71,200	—
Households	34,280	—
Average household size	2.30 people	—
Owner-occupied	45.3%	65.7%
Renter-occupied	54.7%	34.3%
Race	23.2% White · 70.5% Black	0.0% White · 0.0% Black

Source: ACS 5-year 2024 (Tables DP05, S1101, DP04, S1901) and Census Gazetteer (land area); HUD FY2026 Income Limits.

Racial composition

Dougherty County compared with Georgia.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

22.8% hold a bachelor's degree or higher (state: 34.9%).

Source: ACS 5-year 2024, Table S1501.

Median Household Income by Tenure

Owner-occupied vs. renter-occupied household income, county and state.

Source: ACS 5-year 2024, Table B25119.

Median Household Income by Age of Householder

Median household income by age group of householder.

Source: ACS 5-year 2024, Table B19049.

Median Household Income by Number of Earners

Median household income for families with each earner count.

Source: ACS 5-year 2024, Table S1903.

Household Size

Distribution of households by number of people.

Source: ACS 5-year 2024, Table S2501.

Income by Number of Earners

Earners	Share	Median income	Attainable monthly housing cost	Attainable home
0 earners	20.9%	$28,774	$719	$76,087
1 earner	42.3%	$47,121	$1,178	$144,381
2 earners	30.1%	$89,912	$2,248	$303,663
3+ earners	6.6%	$114,944	$2,874	$396,841

Attainable monthly housing cost = 30% of gross income ÷ 12. Attainable home price assumes 30% housing budget, 30-yr mortgage at 7%, 5% down.

Source: ACS 5-year 2024, Table S1903; affordability formula derived.

Households

34,280

Average size: 2.30 people

Households with children

8,197

23.9% of households

Per-capita income

$27,422

Poverty rate: 23.0%

Section 2

Residential Market Analysis

Housing stock characteristics — tenure, type, age, size, vacancy, rents.

Tenure

45.3% owner-occupied vs. state average 65.7%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 63.5% · Missing middle (2–19 units) 29.4%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

57.9% built before 1980 · Median structure age 1,975.00 yrs.

Source: ACS 5-year 2024, Table S2504.

Housing size mismatch

Compares the share of housing units by bedroom count against the share of households by size — a common diagnostic of housing supply/demand alignment.

Source: ACS 5-year 2024, Tables B25041 (bedrooms) and S2501 (household size).

Home value distribution

Owner-occupied homes by value bracket. Median: $134,400.

Source: ACS 5-year 2024, Table DP04.

Monthly Housing Costs

Distribution of monthly housing costs across all occupied units.

Source: ACS 5-year 2024, Table B25104.

Number of Bedrooms

Housing units by number of bedrooms.

Source: ACS 5-year 2024, Table B25041.

Median rent by bedroom

Overall median gross rent: $935.

Source: ACS 5-year 2024, Table B25031.

Renters by age

Number of renter householders by age bracket.

Source: ACS 5-year 2024, Table S2502.

Owners by age

Number of owner householders by age bracket.

Source: ACS 5-year 2024, Table S2502.

Vacancy composition

All 6,373 vacant units split into Census's seven categories. Frictional vacancy (units actively on the market) reflects healthy churn. Structural vacancy (seasonal, migrant, other) sits outside the market for year-round residents — high values change how the headline vacancy rate should be read.

Vacant units by type

For sale 5.2% · For rent 27.3% · Seasonal 8.1% · Other 55.6%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

36.2% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 63.8% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

1.3%

518 units of 40,653 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

8.7%

3,545 units of 40,653 total

⚑ Above the 5% threshold — possible indicator of disinvestment, abandonment, or condemned stock.

Section 3

Workforce Housing Needs Assessment

Affordability, cost burden, and the housing options for households in the workforce income range.

Workforce range — ACS median household income

80% MHI$39,235

100% MHI$49,044

120% MHI$58,853

County-wide median from ACS 5-year estimates. A household at 100% MHI in Dougherty County should be able to afford a home up to roughly — (30% housing budget, default mortgage terms).

Workforce range — HUD Area Median Income

	1-person	2-person	4-person
80% AMI	$43,150	$49,300	$61,600
100% AMI	$49,840	$56,960	$71,200
120% AMI	$59,800	$68,350	$85,450

HUD FMR Area: Albany, GA MSA. 80% AMI uses HUD's published Section 8 Low Income Limits; 100% is HUD MFI; 120% is the standard workforce convention.

Affordability calculator

Follows the standard 30%-of-gross-income affordability rule.

Income basis Household income Interest rate % Down payment % Taxes & insurance / yr

Affordable monthly—

Affordable home price—

Renter cost burden

49.7% of renter households spend ≥30% of income on rent (29.6% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

22.8% of homeowners spend ≥30% of income on housing. Bars show counts of cost-burdened owners by income bracket.

Source: ACS 5-year 2024, Table B25106.

Household income — owners vs renters

Distribution of household income for owner-occupied (navy) and renter-occupied (gold) households.

Source: ACS 5-year 2024, Table B25118.

Section 4

Industry & Workforce Wages

Employment, average wages, and the housing each industry's typical earner can afford in Dougherty County.

Covered employment

44,226

Across 18 sectors

Establishments

2,462

QCEW 2024

Avg annual pay (workforce)

$53,504

Employment-weighted across sectors

Top 10 sectors by employment

Annual average employment by NAICS 2-digit sector. Counties with fewer than five covered establishments in a sector may show suppressed totals.

Source: BLS QCEW Annual Averages, 2024.

Attainable housing by industry

Industry	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 62 Health care and social assistance NAICS 62	8,750	$62,547	$201,802	+$67,402	$1,564
NAICS 44-45 Retail trade NAICS 44-45	5,472	$32,578	$90,247	−$44,153	$814
NAICS 72 Accommodation and food services NAICS 72	4,586	$20,848	$46,584	−$87,816	$521
NAICS 61 Educational services NAICS 61	3,903	$51,848	$161,976	+$27,576	$1,296
NAICS 92 Public administration NAICS 92	3,862	$68,760	$224,929	+$90,529	$1,719
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	3,810	$37,339	$107,969	−$26,431	$933
NAICS 31-33 Manufacturing NAICS 31-33	3,506	$77,271	$256,609	+$122,209	$1,932
NAICS 42 Wholesale trade NAICS 42	2,598	$69,413	$227,359	+$92,959	$1,735
NAICS 48-49 Transportation and warehousing NAICS 48-49	2,088	$54,599	$172,216	+$37,816	$1,365
NAICS 81 Other services (except public administration) NAICS 81	1,421	$46,446	$141,868	+$7,468	$1,161
NAICS 54 Professional, scientific, and technical services NAICS 54	1,288	$75,643	$250,549	+$116,149	$1,891
NAICS 52 Finance and insurance NAICS 52	801	$77,623	$257,920	+$123,520	$1,941
NAICS 51 Information NAICS 51	697	$91,326	$308,927	+$174,527	$2,283
NAICS 53 Real estate and rental and leasing NAICS 53	491	$44,096	$133,121	−$1,279	$1,102
NAICS 71 Arts, entertainment, and recreation NAICS 71	394	$21,903	$50,511	−$83,889	$548
NAICS 55 Management of companies and enterprises NAICS 55	360	$89,348	$301,564	+$167,164	$2,234
NAICS 22 Utilities NAICS 22	135	$105,192	$360,541	+$226,141	$2,630
NAICS 99 Unclassified NAICS 99	64	$58,820	$187,928	+$53,528	$1,471

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 621 Ambulatory health care services NAICS 621	4,339	$74,312	$245,595	+$111,195	$1,858
NAICS 611 Educational services NAICS 611	3,903	$51,848	$161,976	+$27,576	$1,296
NAICS 722 Food services and drinking places NAICS 722	3,860	$20,481	$45,218	−$89,182	$512
NAICS 561 Administrative and support services NAICS 561	3,573	$35,747	$102,043	−$32,357	$894
NAICS 423 Merchant wholesalers, durable goods NAICS 423	1,858	$57,335	$182,401	+$48,001	$1,433
NAICS 455 General merchandise retailers NAICS 455	1,756	$26,441	$67,403	−$66,997	$661
NAICS 921 Executive, legislative, and other general government support NAICS 921	1,736	$55,250	$174,640	+$40,240	$1,381
NAICS 928 National security and international affairs NAICS 928	1,698	$84,621	$283,969	+$149,569	$2,116
NAICS 541 Professional, scientific, and technical services NAICS 541	1,288	$75,643	$250,549	+$116,149	$1,891
NAICS 624 Social assistance NAICS 624	1,091	$26,137	$66,271	−$68,129	$653
NAICS 322 Paper manufacturing NAICS 322	1,020	$86,345	$290,386	+$155,986	$2,159
NAICS 484 Truck transportation NAICS 484	1,019	$55,346	$174,997	+$40,597	$1,384
NAICS 238 Specialty trade contractors NAICS 238	967	$64,631	$209,559	+$75,159	$1,616
NAICS 441 Motor vehicle and parts dealers NAICS 441	742	$54,829	$173,073	+$38,673	$1,371
NAICS 445 Food and beverage retailers NAICS 445	739	$23,885	$57,889	−$76,511	$597
NAICS 721 Accommodation NAICS 721	726	$22,796	$53,835	−$80,565	$570
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	668	$102,324	$349,865	+$215,465	$2,558
NAICS 457 Gasoline stations and fuel dealers NAICS 457	543	$36,001	$102,988	−$31,412	$900
NAICS 811 Repair and maintenance NAICS 811	542	$58,111	$185,289	+$50,889	$1,453
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	485	$41,262	$122,572	−$11,828	$1,032
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	441	$37,330	$107,935	−$26,465	$933
NAICS 812 Personal and laundry services NAICS 812	413	$40,983	$121,533	−$12,867	$1,025
NAICS 524 Insurance carriers and related activities NAICS 524	401	$72,833	$240,090	+$105,690	$1,821
NAICS 311 Food manufacturing NAICS 311	390	$67,607	$220,637	+$86,237	$1,690
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	376	$18,224	$36,816	−$97,584	$456
NAICS 551 Management of companies and enterprises NAICS 551	360	$89,348	$301,564	+$167,164	$2,234
NAICS 488 Support activities for transportation NAICS 488	358	$54,663	$172,455	+$38,055	$1,367
NAICS 522 Credit intermediation and related activities NAICS 522	355	$76,801	$254,860	+$120,460	$1,920
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	333	$25,028	$62,143	−$72,257	$626
NAICS 456 Health and personal care retailers NAICS 456	327	$34,423	$97,115	−$37,285	$861
NAICS 236 Construction of buildings NAICS 236	314	$72,980	$240,637	+$106,237	$1,825
NAICS 493 Warehousing and storage NAICS 493	293	$48,480	$149,440	+$15,040	$1,212
NAICS 531 Real estate NAICS 531	285	$45,321	$137,681	+$3,281	$1,133
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	262	$20,666	$45,906	−$88,494	$517
NAICS 336 Transportation equipment manufacturing NAICS 336	260	$59,626	$190,929	+$56,529	$1,491
NAICS 321 Wood product manufacturing NAICS 321	247	$68,774	$224,981	+$90,581	$1,719
NAICS 562 Waste management and remediation services NAICS 562	237	$61,349	$197,342	+$62,942	$1,534
NAICS 325 Chemical manufacturing NAICS 325	208	$77,912	$258,995	+$124,595	$1,948
NAICS 532 Rental and leasing services NAICS 532	207	$42,196	$126,048	−$8,352	$1,055
NAICS 327 Nonmetallic mineral product manufacturing NAICS 327	201	$60,389	$193,769	+$59,369	$1,510
NAICS 516 Broadcasting and content providers NAICS 516	181	$62,674	$202,274	+$67,874	$1,567
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	172	$43,589	$131,234	−$3,166	$1,090
NAICS 332 Fabricated metal product manufacturing NAICS 332	170	$64,193	$207,929	+$73,529	$1,605
NAICS 925 Administration of housing programs, urban planning, and community development NAICS 925	162	$45,972	$140,104	+$5,704	$1,149
NAICS 111 Crop production NAICS 111	147	$49,247	$152,295	+$17,895	$1,231
NAICS 221 Utilities NAICS 221	135	$105,192	$360,541	+$226,141	$2,630
NAICS 517 Telecommunications NAICS 517	129	$71,423	$234,841	+$100,441	$1,786
NAICS 491 Postal service NAICS 491	123	$66,943	$218,165	+$83,765	$1,674
NAICS 922 Justice, public order, and safety activities NAICS 922	118	$85,498	$287,233	+$152,833	$2,137
NAICS 115 Support activities for agriculture and forestry NAICS 115	90	$86,244	$290,010	+$155,610	$2,156
NAICS 425 Wholesale trade agents and brokers NAICS 425	71	$76,812	$254,901	+$120,501	$1,920
NAICS 924 Administration of environmental quality programs NAICS 924	69	$44,587	$134,948	+$548	$1,115
NAICS 999 Unclassified NAICS 999	64	$58,820	$187,928	+$53,528	$1,471
NAICS 523 Securities, commodity contracts, and other financial investments and related activities NAICS 523	45	$126,790	$440,936	+$306,536	$3,170
NAICS 926 Administration of economic programs NAICS 926	41	$60,493	$194,156	+$59,756	$1,512
NAICS 923 Administration of human resource programs NAICS 923	39	$73,225	$241,549	+$107,149	$1,831
NAICS 339 Miscellaneous manufacturing NAICS 339	34	$40,079	$118,168	−$16,232	$1,002
NAICS 337 Furniture and related product manufacturing NAICS 337	31	$47,900	$147,281	+$12,881	$1,198
NAICS 814 Private households NAICS 814	25	$44,585	$134,941	+$541	$1,115
NAICS 622 Hospitals NAICS 622	13	$55,633	$176,065	+$41,665	$1,391
NAICS 623 Nursing and residential care facilities NAICS 623	10	$50,247	$156,017	+$21,617	$1,256

Affordable home price assumes the industry's average earner uses 30% of gross income for housing, with a 30-year mortgage at 7%, 5% down, $2,500/yr taxes & insurance, and 0.5% PMI. Adjust the Section 3 calculator for other terms. Affordable rent is 30% of monthly gross pay.

Source: BLS QCEW Annual Averages, 2024; ACS 5-year 2024 (median home value).

Section 5

Wages by Occupation

Selected essential-worker occupations for the MSA or nonmetropolitan area containing this county — jobs, the 10-year change, wages, and the housing each typical earner can afford. Both jobs counts and wages are reported at the MSA / nonmetropolitan-area level (BLS does not publish OEWS at the county level), so every county inside the same area shows the same numbers. For county-accurate employment totals, see Section 4 above.

Occupational wages and affordable housing

Occupation	2025 jobs	2015–2025 change	% change	Hourly wage	Annual wage	Affordable home price	Affordable monthly rent
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	1,790	(30)	(2%)	$11.81	$24,550	$60,364	$614
Waiters and Waitresses SOC 35-3031	900	100	13%	$11.97	$24,890	$61,630	$622
Childcare Workers SOC 39-9011	390	—	—	$12.42	$25,830	$65,129	$646
Cashiers SOC 41-2011	1,430	(340)	(19%)	$12.80	$26,620	$68,069	$666
Janitors and Cleaners SOC 37-2011	690	(10)	(1%)	$14.86	$30,900	$84,001	$773
Retail Salespersons SOC 41-2031	1,870	(600)	(24%)	$14.94	$31,060	$84,596	$777
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	770	70	10%	$16.33	$33,960	$95,391	$849
Construction Laborers SOC 47-2061	400	10	3%	$17.51	$36,410	$104,511	$910
Office Clerks, General SOC 43-9061	910	(460)	(34%)	$18.23	$37,910	$110,094	$948
Tellers SOC 43-3071	140	(40)	(22%)	$19.33	$40,210	$118,656	$1,005
Carpenters SOC 47-2031	80	(100)	(56%)	$20.00	$41,600	$123,830	$1,040
Firefighters SOC 33-2011	210	(20)	(9%)	$21.41	$44,530	$134,736	$1,113
Maintenance and Repair Workers, General SOC 49-9071	500	(30)	(6%)	$21.42	$44,550	$134,811	$1,114
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	1,190	410	53%	$25.87	$53,800	$169,242	$1,345
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	140	(20)	(13%)	$25.89	$53,850	$169,428	$1,346
Police and Sheriff's Patrol Officers SOC 33-3051	380	(100)	(21%)	$25.95	$53,980	$169,912	$1,350
Paramedics SOC 29-2043 · prior-year code differs	90	(160)	(64%)	$27.19	$56,550	$179,479	$1,414
Electricians SOC 47-2111	300	40	15%	$27.70	$57,620	$183,462	$1,441

Affordable home price uses the same Section 3 formula (30% housing budget, 30-year mortgage at 7%, 5% down, $2,500/yr T&I, 0.5% PMI). Affordable rent is 30% of monthly wages. Negative job-change values are shown in red parentheses. A "prior-year code differs" note flags occupations whose SOC code changed between the two vintages (2010 SOC → 2018 SOC) — the change estimate is best-effort.

Source: BLS OEWS May 2025 (10-year change vs. May 2015). Jobs counts and wages reflect the MSA or nonmetropolitan area containing this county, not the county alone — OEWS is not published at the county level.

Methodology & sources

All figures derive from the 2024 American Community Survey 5-year estimates. State and national comparisons are population-weighted aggregates of county-level estimates (an approximation; ACS publishes its own state and national medians which can differ slightly).

The affordability calculator uses a 30% housing-budget rule with a 30-year mortgage. Defaults are 7% interest, 5% down, $2,500/year taxes and insurance, and 0.5% PMI — adjustable above.

Variables: 13095 · pulled from Full Housing Data Table.xlsx.