Warner Robins Home Prices: $207K, Up 2.8% — 3 ZIPs Analyzed (2026)
$207K. That’s what a typical home costs in Warner Robins, GA right now — and it’s been climbing. The median home price hit $206,823 in February 2026, up 2.8% from the year before. Not a huge jump, but steady enough to notice if you’re shopping.
Quick answer: The average home price in Warner Robins, GA is $206,823 as of February 2026, up 2.8% year over year according to Zillow.
Current Home Prices in Warner Robins
Here’s where Warner Robins stands right now:
| Metric | Value |
|---|---|
| Median Home Price | $206,823 |
| Year-over-Year Change | +2.8% |
| Lowest ZIP Median | $160,255 |
| Highest ZIP Median | $232,999 |
| Number of ZIPs Tracked | 3 |
| Data As Of | February 2026 |
The price range across Warner Robins is wide — about $73,000 separates the cheapest and most expensive ZIP codes. That gap tells you location matters even in a mid-sized city.
A 2.8% annual increase means a home worth $200,000 last February would be valued at roughly $205,600 today. Not runaway appreciation, but enough to build equity. Warner Robins remains well below the national median, which makes it attractive to buyers priced out of bigger Georgia metros.
The city sits in the Warner Robins metro area, anchored by Robins Air Force Base. Military employment creates steady housing demand that doesn’t swing with the broader economy as much as other markets do.
Warner Robins Home Prices by Neighborhood
All three tracked ZIP codes show meaningfully different price points:
| ZIP Code | Median Home Value | vs. City Average |
|---|---|---|
| 31088 | $232,999 | +12.6% |
| 31028 | $227,216 | +9.9% |
| 31093 | $160,255 | -22.5% |
Most Expensive
31088 tops the list at $232,999, sitting 12.6% above the city median. Rent in this ZIP runs $1,477/month — the lower of the two ZIPs with rent data, which suggests stronger owner-occupancy rates.
31028 follows closely at $227,216. No rent data is available for this ZIP.
Most Affordable
31093 is the clear budget pick at $160,255 — nearly $47,000 below the city average. Interestingly, rents here are higher than in 31088 at $1,579/month. That mismatch between low home prices and relatively high rents signals potential value for buyers: your mortgage payment would likely undercut what renters pay.
Rent vs Buy in Warner Robins
Two of the three ZIP codes have rent data:
| ZIP Code | Median Home Value | Monthly Rent (ZORI) | Est. Mortgage Payment* |
|---|---|---|---|
| 31088 | $232,999 | $1,477 | ~$1,480 |
| 31093 | $160,255 | $1,579 | ~$1,020 |
Estimated monthly payment assuming 20% down, 6.5% rate, 30-year fixed. Does not include taxes or insurance.
The numbers tell different stories depending on where you look.
In 31088, renting and buying cost nearly the same each month. At $1,477 rent versus roughly $1,480 for a mortgage, the financial tipping point comes down to how long you plan to stay. If you’re here for three or more years, buying starts to win through equity.
In 31093, the gap is dramatic. Rent runs $1,579 but a mortgage on a $160K home would cost around $1,020 — saving you roughly $560 every month. That’s over $6,700 a year staying in your pocket instead of a landlord’s.
Population Growth and Migration
Warner Robins is one of the faster-growing cities in Georgia. The population reached 86,199 in 2024, up 7.0% from 80,579 in 2020.
| Year | Population |
|---|---|
| 2020 | 80,579 |
| 2021 | 81,612 |
| 2022 | 82,177 |
| 2023 | 84,645 |
| 2024 | 86,199 |
Growth accelerated in 2023 with a jump of nearly 2,500 residents — the biggest single-year gain in the data. That momentum carried into 2024 with another 1,554 new residents.
How does Warner Robins compare to other Georgia cities?
| City | 2024 Population | 4-Year Growth |
|---|---|---|
| Warner Robins | 86,199 | +7.0% |
| Atlanta | 520,070 | +4.0% |
| South Fulton | 112,003 | +3.5% |
| Athens | 128,691 | +1.1% |
| Savannah | 148,808 | +0.9% |
| Macon-Bibb County | 157,056 | 0.0% |
Warner Robins is growing nearly twice as fast as Atlanta and seven times faster than Savannah. Macon-Bibb County, just 20 miles north, is flat. People are choosing Warner Robins over its neighbors, and that population pressure feeds directly into housing demand.
Warner Robins Housing Market Trends
The 12-month trend shows steady, consistent appreciation with no monthly declines:
| Month | Average Price | Low (ZIP) | High (ZIP) |
|---|---|---|---|
| Feb 2026 | $206,823 | $160,255 | $232,999 |
| Jan 2026 | $206,255 | $160,003 | $232,387 |
| Dec 2025 | $205,500 | $159,537 | $231,587 |
| Nov 2025 | $204,589 | $159,026 | $230,606 |
| Oct 2025 | $203,764 | $158,621 | $229,733 |
| Sep 2025 | $203,056 | $158,283 | $229,002 |
| Aug 2025 | $202,408 | $157,644 | $228,350 |
| Jul 2025 | $201,732 | $156,808 | $227,638 |
| Jun 2025 | $201,172 | $156,162 | $226,976 |
| May 2025 | $200,691 | $156,023 | $226,213 |
| Apr 2025 | $200,764 | $156,476 | $225,935 |
| Mar 2025 | $201,200 | $157,508 | $225,994 |
Prices dipped slightly from March to May 2025, bottoming out at $200,691 in May. Since then, every month has posted a gain. The last three months (December through February) added about $1,323 total — a pace of roughly $440/month.
The gap between the cheapest and most expensive ZIP codes has widened over the year. In March 2025, the spread was $68,486. By February 2026, it grew to $72,744. Higher-priced areas are appreciating faster in dollar terms.
Is Warner Robins a Good Place to Buy in 2026?
The data points toward a mild seller’s market. Prices are rising, population is growing, and there are no signs of a reversal in the 12-month trend.
But the appreciation rate — 2.8% annually — is moderate. You’re not going to get priced out overnight. That makes Warner Robins a market where you can take your time, compare ZIPs, and negotiate without panic.
The rent-versus-buy math favors ownership, especially in 31093. If you’re currently renting in Warner Robins and plan to stay for a few years, the numbers lean toward buying.
Military-connected employment at Robins Air Force Base adds a layer of stability that most mid-sized Georgia cities don’t have. Defense spending doesn’t follow the same cycles as private-sector employment, which limits downside risk.
For first-time buyers, entry at $160K in 31093 is achievable with FHA or VA financing. That’s a low bar compared to most of the Southeast.
Warner Robins Housing Market Outlook for 2026-2027
The three-month trend from December 2025 through February 2026 shows acceleration. Prices gained $568 in January and $568 again in February — consistent and slightly faster than the $440/month average over the prior year.
If the current pace continues, Warner Robins could cross $210,000 by mid-2026 and approach $215,000 by early 2027. The 7% population growth rate supports sustained demand.
No data in the trend suggests a price correction is forming. There are no monthly declines in the last nine months, and the gains are modest enough to avoid bubble concerns. Barring an external economic shock, expect more of the same: slow, steady appreciation in the 2-3% annual range.
Similar Markets in GA
If you’re exploring Warner Robins, these Georgia cities offer different price points and housing conditions:
- Columbus — Another military-adjacent market in central Georgia, roughly similar in size and price dynamics.
- Macon (Augusta) — Augusta buyers can compare a similar mid-Georgia lifestyle with a different base economy.
- Savannah — Coastal Georgia option for buyers willing to trade affordability for location.
- Atlanta — The state’s largest market, significantly more expensive but with far more inventory.
- Lawrenceville — A suburban Atlanta alternative that splits the difference between metro pricing and smaller-city feel.
Frequently Asked Questions
What is the average home price in Warner Robins?
The average home price in Warner Robins is $206,823 as of February 2026. This represents the median across three tracked ZIP codes, with values ranging from $160,255 in ZIP 31093 to $232,999 in ZIP 31088.
Are home prices going up or down in Warner Robins?
Prices are going up. Warner Robins home values rose 2.8% year over year through February 2026. The market has posted gains in nine consecutive months since bottoming at $200,691 in May 2025.
Is it cheaper to rent or buy in Warner Robins?
In most cases, buying is cheaper. In ZIP 31093, a mortgage runs roughly $1,020/month compared to $1,579 in rent — a $560 monthly savings. In ZIP 31088, the two are nearly equal at about $1,477-$1,480. These estimates assume 20% down and a 6.5% interest rate.
What is the most affordable neighborhood in Warner Robins?
ZIP code 31093 is the most affordable at $160,255 — 22.5% below the city median. Despite having the lowest home prices, this area has the highest tracked rent at $1,579/month, making it an especially strong buy-versus-rent proposition.
Methodology
Home values are based on the Zillow Home Value Index (ZHVI), a smoothed measure of typical home values in the 35th to 65th percentile range. Rent estimates use the Zillow Observed Rent Index (ZORI). Population figures come from the U.S. Census Bureau Population Estimates Program (2020-2024 vintage). All datasets are publicly available. Housing data updated 2026-02-28.