Moving to Eatonton, Georgia: The 2026 Data Guide
As of 2026-09-16, the median home sold in Eatonton, Georgia over the last 12 months went for $391,000 (160 closings across 79 communities in Momentum’s MLS record), about $194 per square foot for a median 2,035-sq-ft home built around 2010. Homes currently listed have been on the market a median of 72 days, and with 136 active listings against that sales pace the city is carrying roughly 10.2 months of supply. Sellers have been getting about 97% of their original asking price. That median is 3% below the median across Momentum’s Florida and Georgia coverage.
Eatonton right now — September 2026
Live pages for your move: 113 homes for sale in Eatonton · Luxury homes · New construction · Condos (6) · Homes by ZIP (1 ZIPs) · New listings this week · Best neighborhoods · Property tax · Putnam County homes for sale.
MLS closed sales and live inventory, Momentum Research; refreshed nightly. Updated September 16, 2026.
What your budget buys in Eatonton
Three price points from 175 recent Eatonton closings in our record, each showing what actually closed within 10% of that price:
- Around $295,000: the typical sale in this band was a 3-bed, 2-bath home of about 1,512 sq ft, built around 2022 (33 sales).
- Around $391,000: the typical sale in this band was a 3-bed, 2.25-bath home of about 2,186 sq ft, built around 2025 (28 sales).
- Around $700,000: the typical sale in this band was a 3-bed, 2.5-bath home of about 1,872 sq ft, built around 2005 (12 sales).
The real monthly cost of owning in Eatonton
Take the median $391,000 home with 20% down at today’s 6.76% 30-year rate: principal and interest run about $2,031/month. Georgia taxes 40% of fair market value: at Putnam County’s typical unincorporated millage of 17.98 mills, the median home’s bill is roughly $2,777/year ($231/month) after the standard homestead exemption — county and school exemptions vary and can lower it; inside a city, add the city millage. Georgia homeowners insurance runs well below Florida’s coastal premiums for most of the state; get a quote on the specific address, since roof age and wind exposure still move it. All in, budget on the order of $2,262/month to own the median Eatonton home.
For the full worksheet — the 40% assessment, the exemptions Putnam County offers, and city versus unincorporated millage — see the Putnam County property tax guide.
Where people are buying: Eatonton’s most active communities
The communities with the most closings in the last 12 months, with each one’s median sale and how long its current listings have been on the market. Every name links to that community’s own guide with live listings.
| Community | Sales (12 mo) | Median | Days listed |
|---|---|---|---|
| Maddox Station | 23 | $315,700 | 101 |
| Cuscowilla | 23 | $952,000 | 39 |
| Harmony Farms | 19 | $390,540 | 132 |
| Rp - Great Waters | 10 | $1,048,000 | 72 |
| Cottage Grove at Lake Oconee | 7 | $321,741 | 3 |
| Meadowcrest | 6 | $430,495 | 135 |
| Alexander Lakes | 5 | $405,000 | 7 |
| Island Point | 5 | $295,000 | 30 |
Eatonton by ZIP code
Sales and medians by ZIP over the same 12 months: 31024 (171 sales, median $390,540).
What’s for sale: property types, new construction, and age of homes
Of the last 12 months of sales, 79% were single-family homes, 2% townhomes or villas, and 7% condos. New construction accounted for 31% of closings, led by Harmony Farms, Maddox Station, Cottage Grove at Lake Oconee, Hunters Chase. The housing stock skews newer: 47% of homes sold were built in 2015 or later and 7% before 1980.
Getting around from Eatonton
Measured from the center of Eatonton’s recent sales: Athens is about 39 miles; Macon is about 43 miles; Warner Robins is about 57 miles; Hartsfield-Jackson Atlanta International Airport (ATL) is about 67 miles. Distances are straight-line; drive times depend on the corridor and time of day.
Schools, taxes, and insurance: where to verify
School assignments change; check the Putnam County school grades page for the district’s current grades, and confirm zoning for a specific address directly with the district. Property tax figures on this page use Putnam County’s typical millage of 17.98; municipal and special-district millage varies inside the county. Get an insurance quote for the specific address before you go under contract.
Eatonton: the case for and against
What works in Eatonton’s favor
- about 10.2 months of supply gives buyers room to negotiate
- 31% of sales are new construction, so builder incentives and warranties are part of the market
- property tax is levied on 40% of value, so the effective rate is lower than the millage suggests, and most counties add homestead exemptions on top
What to plan for
- Georgia has a flat state income tax (about 5%, scheduled to keep stepping down), which Florida does not
Your Eatonton relocation toolkit
- Homes for sale in Eatonton right now
- Best neighborhoods in Eatonton
- New construction in Eatonton
- Search every Eatonton community
Common questions about moving to Eatonton
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What are property taxes like in Eatonton?
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Does Georgia have a state income tax?
Sales figures are Momentum Realty’s MLS record of closings in Eatonton communities over the trailing 12 months (community snapshots as of their last refresh; price-band examples from the most recent closings on file); tax and insurance figures are Putnam County data. Estimates, not guarantees; verify before relying on them. General relocation guidance, not financial advice. Equal Housing Opportunity.