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City of Douglasville 2026 Housing Market Potential Report Prepared for:

Prepared by:

707 17th St, Suite 3150 Denver, CO 80202

Updated: July 9, 2026

Contents Executive Summary ................................................................................................................... 1 Introduction ............................................................................................................................... 4 Methodology .......................................................................................................................... 4 Demographic Trends ................................................................................................................. 7 Population .............................................................................................................................. 8 Household Characteristics .................................................................................................. 13 Housing Tenure .................................................................................................................... 15 Key Findings and Implications ............................................................................................ 16 Economic Trends ..................................................................................................................... 17 Household Income ............................................................................................................... 18 Employment and Commuting Patterns .............................................................................. 24 Key Findings and Implications ............................................................................................ 27 Housing Inventory ................................................................................................................... 28 Development Trends and Diversity .................................................................................... 29 Housing Stock Age ............................................................................................................... 31 Vacancies .............................................................................................................................. 33 Key Findings and Implications ............................................................................................ 34 Housing Market Trends ........................................................................................................... 35 Homeownership Market ...................................................................................................... 36 Rental Market ....................................................................................................................... 39 Key Findings and Implications ............................................................................................ 41 Housing Challenges ................................................................................................................. 42 Substandard Housing .......................................................................................................... 43 Displacement Risk................................................................................................................ 45 Current & Future Housing Demand ................................................................................... 47 Key Findings and Implications ............................................................................................ 49 Community Engagement ........................................................................................................ 50 Resident Survey ................................................................................................................... 50 Stakeholder Engagement Meeting ..................................................................................... 51 SWOT Analysis .................................................................................................................. 52 Stakeholder Housing Types Activity ................................................................................ 53

City of Douglasville

2026 Housing Market Potential Report Stakeholder Housing Perspectives Activity .................................................................... 54 Community Open House ..................................................................................................... 55 Resident Housing Types Activity ..................................................................................... 56 Resident Housing Perspectives Activity .......................................................................... 57 Full Resident Survey Results ................................................................................................... 58

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List of Figures Figure 1. Actual Population in Douglasville, 2010–2045 ........................................................ 8 Figure 2. Population by Age and Sex in Douglasville, 2023 .................................................... 9 Figure 3. Population Racial Makeup, 2023 ............................................................................ 10 Figure 4. Hispanic or Latino Share of the Population, 2023 ................................................ 11 Figure 5. Household Type Distribution, 2018 & 2023 ........................................................... 13 Figure 6. Homeownership Rate, 2018 & 2023 ....................................................................... 15 Figure 7. Real Median Household Income, 2018 & 2023 ..................................................... 18 Figure 8. Real Median Household Income by Tenure, 2018 & 2023 .................................... 19 Figure 9. Real Median Income by Race, 2018 & 2023 ........................................................... 20 Figure 10. Real Median Income by Age, 2018 & 2023........................................................... 22 Figure 11. Douglasville Commuting Patterns, 2015–2022 ................................................... 26 Figure 12. Single-Family Detached Share of Housing Stock, 2018 & 2023 ......................... 30 Figure 13. Median Age of Housing Stock by Tenure, 2023 ................................................... 31 Figure 14. Real Median Home Sales Price by Month, Jan 2012–Sep 2025 .......................... 36 Figure 15. Real Median Home Sales Price by Home Type in Douglasville, Jan 2012 –Sep 2025 .......................................................................................................................................... 37 Figure 16. For-Sale Market Dynamics in Douglasville: Median Days on Market vs. Months of Supply, Jan 2012–Sep 2025 ................................................................................................ 38 Figure 17. Typical Real Asking Rent, Jan 2015–Sep 2025 ...................................................... 39 Figure 18. Prevalence of Incomplete Kitchen and Plumbing Facilities, 2023 ..................... 43 Figure 19. Share of Housing Units Relying on Non-Standard Fuel Sources, 2023 ............. 44 Figure 20. Douglasville Displacement Risk ............................................................................ 46

City of Douglasville

2026 Housing Market Potential Report List of Tables Table 1. Armed Forces and Veteran Population by Jurisdiction, 2023 ................................ 12 Table 2. Household Size Distribution by Tenure in Douglasville, 2023 ............................... 14 Table 3. Household Income Distribution by Tenure in Douglasville, 2023 ......................... 23 Table 4. Composition of Douglasville's Workforce by Sector, 2023 ..................................... 25 Table 5. Housing Stock Composition in Douglasville, 2023.................................................. 29 Table 6. Age Distribution of Douglasville’s Housing Stock, 2023 ......................................... 32 Table 7. Vacancy Composition in Douglasville, 2018 & 2023 ............................................... 33 Table 8. Average Gross Rent by Unit Type and Bedroom Count in Douglasville, September 2025 .......................................................................................................................................... 40 Table 9. Households by AMI Tier in Douglasville, 2023 ........................................................ 47 Table 10. 5-, 10-, and 15-Year Projected Households by AMI Tier in Douglasville ............. 48

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Acknowledgements This housing study was made possible through the collaboration and support of many individuals and organizations, including Matrix Design Group, the consulting team, the City of Douglasville’s Mayor and City Council, city staff, and community stakeholders. Matrix Design Group

Stakeholders

Christian Caron, Project Manager

Sara Ray

Skylar Liu, Data Scientist

Chris Pumphrey

Kari Koeberle, GIS Analyst

Nadia Faucette

Riley Ross, GIS Analyst

Trevor Quander

Mary Straka, GIS Analyst

Gil Shearouse

Colin Lowe, Planner

Allison Duncan

Michael Wright, Planner

Chief Miles Allen

James McMurray, Planner

Trent North Larry Knight

City of Douglasville Rochelle Robinson, Mayor Terry S. Miller, City Council Ward 1 Nicole Miller, City Council Ward 2 Elana Hudson, City Council Ward 2 Devetrion D. Caldwell, City Council Ward 3 Samuel Davis, City Council Ward 3 Chris “Coach” Watts, City Council Ward 4 Howard M. Estes, City Council Ward 5 Staff Members Marcia Frazier, City Manager Dana Gray, Community Development Director Marcus Thompson, City Engineer Melissa Burdette, Public Services Director Chris Bass, Parks & Recreation Director Major Brad Strafford, Major Police Department

Christine Daigre Chris Kuiper Michael Conforti Braxton Banks Fred Perry Leslie Choo Vicki Potter Amy McCoy Jeff Robinson Mark Adams Jenna Miller Isaac Miller Sheraton Jones Collin Johnson Paris Fletcher Emma Head Beth Moeb Brenda Hembry

City of Douglasville

2026 Housing Market Potential Report

Executive Summary Commissioned by the City of Douglasville and initiated in September 2025, this report was prepared by Matrix Design Group, Inc. to provide a clear, data-driven understanding of the city’s housing market and the factors influencing its trajectory. The study examines recent demographic and economic shifts, evaluates housing supply and market performance, and considers how these trends are shaping demand across different household types and income levels. By combining quantitative analysis with stakeholder input, the report offers a comprehensive view of current conditions and emerging patterns, helping to frame key considerations for future planning, policy development, and investment. Demographic Trends ◼ Douglasville’s population has grown by more than 35% since 2010, increasing from roughly 29,967 residents to over 40,500 in 2024, indicating sustained regional growth that has accelerated in the post-2020 period. ◼ The city maintains a balanced age structure, with 27% of residents under age 20 and a strong working-age population, supporting continued demand for familyoriented housing and workforce-accessible units. ◼ Douglasville is a majority-Black community (66%), with approximately 25% of residents identifying as White and a steadily growing Latino population (8%), underscoring the importance of inclusive planning and equitable service delivery. ◼ Families account for about 65% of households, and owner households are significantly larger than renter households (2.7 vs. 2.1 persons on average), reinforcing the need to balance family-sized homes with smaller, more affordable rental options. Economic Trends ◼ Douglasville’s real median household income increased from roughly $64,600 in 2018 to nearly $76,600 in 2023, strengthening overall purchasing power. ◼ Income growth has disproportionately benefited homeowners. Median owner household income rose to about $111,100 in 2023, compared with $57,300 for renters, widening the affordability gap and reinforcing economic divides between tenure groups.

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◼ Racial income gaps have narrowed in recent years, with substantial gains among Black households and households identifying as some other race, though disparities persist and have direct implications for housing access and economic mobility. ◼ Employment is concentrated in Education, Health Care, Retail, and Food Services (roughly 51%), sectors that provide stability but often moderate wages, while higher-paying professional industries such as Public Administration, Information, and Finance collectively represent about 11% of jobs, limiting broader wage growth potential. Housing Inventory ◼ Single-family detached homes account for 58% of Douglasville’s 15,062 housing units and dominate the owner market, where 96% of homes are detached. The rental market is more varied but offers limited smaller ownership options such as townhomes and duplexes. ◼ The single-family share increased from 52% in 2018 to 58% in 2023, reinforcing lower-density development. While more diverse than places like Powder Springs, this trend may limit smaller, more affordable housing options. ◼ The housing stock is relatively modern, with a median construction year of 2001—newer than Douglas County and Georgia—but rental units tend to be older than owner-occupied homes. ◼ Although total vacancies increased between 2018 and 2023, the share available for rent declined while the number of units classified as “other vacant, ”such as abandoned units or units under repair, increased, indicating limited move-inready supply. Housing Market Trends ◼ Home values in Douglasville have risen substantially since 2012, with median prices climbing from about $127,000 to over $300,000 by 2021 and peaking in 2022 before moderating amid higher interest rates. ◼ Prices vary by housing type, with single-family homes commanding the highest values and condos and townhomes generally offering lower-cost entry points.

City of Douglasville

2026 Housing Market Potential Report However, recent price increases for smaller units reflect growing demand for more attainable ownership options. ◼ Market conditions have shifted from extremely tight in 2021 to more balanced by 2025. Homes are taking longer to sell, and months of supply have risen, signaling slower turnover amid affordability pressures. ◼ Rents have increased steadily since 2015, reaching nearly $1,932 by August 2025. At these levels, renters would need incomes far above the city’s median renter income to afford typical units. ◼ Affordability challenges persist across unit sizes and structure types. Even modest one- and two-bedroom units require incomes exceeding those of many renter households, while larger units are financially out of reach for most moderate-income families. Housing Challenges ◼ Douglasville reports 6.8 units per 1,000 with incomplete kitchen facilities and 1.7 per 1,000 with incomplete plumbing, indicating a subset of homes that would benefit from targeted quality improvements. ◼ Displacement risk is uneven across the city, with clusters of higher vulnerability west of downtown and in select outlying neighborhoods. These areas may require focused preservation and anti-displacement strategies to reduce housing instability. ◼ Lower-income households are heavily concentrated in the rental market, with renters comprising the majority of extremely low- and very low-income households. This pattern underscores the need to preserve and expand affordable rental options while maintaining pathways to homeownership. ◼ Projected household growth through 2040 is expected to occur at both the lowest and highest income levels, intensifying demand for deeply affordable rentals while also increasing the need for attainable ownership opportunities.

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Introduction The City of Douglasville 2026 Housing Market Potential Report , authored by Matrix Design Group, Inc., provides a comprehensive assessment of local housing conditions, market dynamics, and future housing needs. It is designed to support local decision-making by identifying the key trends shaping the city’s housing landscape, including population growth, household characteristics, income patterns, and the composition and performance of the housing stock. The analysis examines both current conditions and projected demand to understand how housing needs may evolve over time, with a focus on how well the existing housing supply aligns with the needs of residents across income levels and household types. These insights establish a data-driven foundation to inform planning, policy, and investment strategies that support balanced, sustainable, and inclusive growth.

Methodology This study combines rigorous quantitative analysis with targeted qualitative insights to provide a clear and actionable understanding of the city’s current and future housing needs. The approach aligns with best practices for local housing market studies and needs assessments and is designed to support strategic decision-making for the City of Douglasville as well as broader planning efforts within Douglas County. The quantitative analysis draws on a comparative framework to contextualize Douglasville’s demographic, economic, and housing trends relative to peer communities in the west-metro Atlanta region. These peers, selected based on geographic proximity, similar development patterns, and comparable household growth, allow Douglasville’s housing conditions and market trajectory to be viewed within a meaningful local context. While the analysis provides regional benchmarking where appropriate, the study focuses specifically on Douglasville’s unique position within the broader housing landscape rather than functioning as a regional assessment. To develop a comprehensive understanding of housing conditions, affordability, and market pressures, the study integrates multiple federal, state, local, and proprietary data sources. These include the U.S. Census Bureau’s Decennial Census and American Community Survey (ACS), Longitudinal Employer–Household Dynamics (LEHD) data, and private market sources such as Redfin, Zillow, and Apartments.com, which together provide detailed information on population trends, rental and ownership markets, and employment dynamics. All data are based on the most recent releases available at the time of analysis, though reference periods vary across datasets due to differing publication schedules. Quantitative findings are supplemented by qualitative input gathered through community and stakeholder meetings, stakeholder conversations, city staff coordination,

City of Douglasville

2026 Housing Market Potential Report and review of recent planning initiatives. These perspectives help illuminate on -theground challenges, resident experiences, and priority areas that may not be fully captured in existing data. This mixed-methods approach provides a robust foundation for identifying housing gaps, forecasting future needs, and informing policy recommendations tailored to Douglasville’s evolving housing landscape. Key data sources include: ◼

American Community Survey (ACS): Conducted by the U.S. Census Bureau, the ACS provides essential demographic, socioeconomic, and housing information for communities of all sizes. Its estimates are produced through a robust probability sampling process and refined through statistical weighting to ensure accuracy and representativeness. For this assessment, the primary ACS dataset used is the 2023 five-year release (reflecting conditions from 2019–2023), supplemented by the 2018 five-year release (2014–2018) to support historical comparisons and trend analysis. Throughout this report, five-year ACS estimates are referenced by the final year of the dataset (e.g., “2023” represents data averaged across 2019–2023). Rather than serving solely as descriptive benchmarks, ACS estimates underpin nume rous analytical components of this study, including calculations of housing need, comparisons across jurisdictions, and integration with other quantitative sources.

◼

U.S. Census Bureau Intercensal and Postcensal Population Estimates: Annual estimates produced by the U.S. Census Bureau that provide official population counts for states, counties, and sub-county geographies between decennial censuses. Intercensal estimates adjust population totals for the period between two census years to align with both endpoints, ensuring consistency after any revisions to the decennial counts. Postcensal estimates, by contrast, project population change forward from the most recent census using administrative records on births, deaths, and migration. Together, these datasets offer the most up-to-date and methodologically rigorous measurements of population change available between decennial census releases.

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Longitudinal Employer-Household Dynamics (LEHD): Commuting flow data were used to evaluate the relationship between jobs and housing across geographies, based on estimates from the U.S. Census Bureau’s LEHD program.

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Zillow ◼

Zillow Observed Rent Index (ZORI): This proprietary metric measures changes in asking rents over time across the full rental market, not just professionally managed multifamily units. By capturing listings from a wide range of landlords and housing types, ZORI offers a broad and timely measure of rental market trends.

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Zillow Rental Listings: Zillow’s rental market overview data provided a snapshot of asking rents by unit type across the rental market. These data offer additional context on price variation not captured by index-based measures such as ZORI.

Redfin: Aggregate data from Redfin were used to analyze trends in the for -sale housing market, including median home prices, sales volume, and time on market.

City of Douglasville

2026 Housing Market Potential Report

Demographic Trends Douglasville’s demographic profile reflects a fast-growing suburban community shaped by regional economic strength and continued residential development. Over the past decade, the city has experienced substantial population growth, particularly since 2020, as households have been drawn by relatively affordable housing, expanding job access, and suburban amenities. The age structure remains fairly balanced, with children and teens representing a large share of residents and anchoring demand for family -oriented housing, while a smaller proportion of young adults suggests some outmigration during early adulthood. Racially, Douglasville is diverse but largely composed of Black or African American and White residents, with smaller but growing Latino and multiracial populations that highlight the need for inclusive planning and engagement. Family households dominate the city’s housing landscape, complemented by a notable share of single-person renter households, creating distinct demand for both larger ownership units and smaller, more affordable rentals. Rising homeownership rates point to increasing residential stability, though ownership remains below county and state levels. The presence of active-duty military personnel and a sizable veteran population further underscores the importance of accessible housing, services, and transportation. These trends emphasize the need for balanced housing and infrastructure strategies that support continued growth, serve families and working-age residents, expand equitable pathways to homeownership, and ensure long-term community stability as Douglasville evolves.

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Population Douglasville’s population has grown significantly over the past decade, rising from approximately 29,967 residents in 2010 to 40,540 in 2024 (see Figure 1). It is further projected to increase to 70,227 in 2045. This sustained increase is indicative of strong regional growth within the broader metropolitan area, driven by expanding job opportunities, continued suburban development, and the city’s affordable housing compared to core metro communities. The population surge accelerated after 2020, highlighting Douglasville’s emergence as a desirable destination for new households seeking accessible commutes, larger homes, and growing local amenities. While this rapid growth brings economic benefits, it also creates new challenges related to housing supply, transportation infrastructure, and public services. Managing this upward trajectory will require coordinated planning to ensure that development keeps pace with community needs and supports a high quality of life for both existing and new residents. Figure 1. Actual Population in Douglasville, 2010–2045

Source: Intercensal and postcensal estimates from the U.S. Census Bureau; Matrix Design Group, Inc.

City of Douglasville

2026 Housing Market Potential Report Douglasville’s population indicates a relatively balanced age structure, with both younger and middle-aged residents making up substantial shares of the community (see Figure 2). Individuals 19 and under represent the largest age group at roughly 27% of the population, suggesting that children, teens, and young families remain an important part of the city’s demographic base. By contrast, young adults ages 20 to 24 make up a much smaller share (about 5%), suggesting that many residents leave the area for college, work, or other opportunities during early adulthood. These patterns carry important implications for local housing needs. The substantial number of children and teens highlights continued demand for family-oriented housing, including affordable starter homes and larger rental units suitable for households wi th children. Meanwhile, the significant presence of working-age adults points to ongoing demand for mid-priced ownership opportunities and rental options close to employment centers and transportation. While Douglasville does have a sizeable older population, the city is not aging as rapidly as some peer communities, suggesting that age-friendly and accessible housing will remain important but not yet dominant components of its housing strategy. Moving forward, Douglasville’s planning efforts will need to balance these diverse needs to support families with children, retaining young adults, sustaining housing options for a strong working-age population, and preparing for gradually increasing demand among older residents. Figure 2. Population by Age and Sex in Douglasville, 2023

Source: Five-Year American Community Survey; Matrix Design Group, Inc.

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Figure 3 shows that Douglasville is a racially diverse community. Roughly 25% of residents identify as White, while a significantly larger share (66%) identify as Black or African American. Smaller but meaningful population groups further contribute to the city’s diversity. About four percent of residents identify as two or more races, while roughly three percent fall into the “other” category. Asian residents represent around two percent, and American Indian or Alaska Native residents make up less than one percent. Although these shares are modest, they suggest the community is home to a broader mix of cultural and racial backgrounds. When viewed in context, Douglasville is less racially diverse than Douglas County, neighboring cities, and the state of Georgia , as the city’s population is overwhelmingly composed of just two racial groups. In contrast, Douglas County shows a more balanced distribution across multiple groups, with 36 % White, 49% Black, and a noticeably larger combined share of Asian, multiracial, and other residents. These demographic characteristics have practical implications for community planning, policy development, and housing strategies. A diverse population often brings a wide range of cultural expectations, housing preferences, and neighborhood priorities. Ensuring that future development reflects this diversity in housing type, affordability levels, community amenities, and public services will be important for maintaining equity and supporting Douglasville’s inclusive growth. Figure 3. Population Racial Makeup, 2023

Source: Five-Year American Community Survey; Matrix Design Group, Inc. Note: In U.S. Census and ACS data, Hispanic or Latino is classified as an ethnicity, not a race. Individuals identifying as Hispanic may be of any race.

City of Douglasville

2026 Housing Market Potential Report Figure 4 highlights the relative size of the Latino population across Douglasville and its peer jurisdictions. In Douglasville, around eight percent of residents identified as Hispanic or Latino in 2023, up from six percent in 2018. This share remains below the statewide and countywide rates of 11% and 12%, respectively, and is substantially smaller than that of nearby Powder Springs (21%) and Marietta (20%), both of which have seen more rapid Latino population growth. Although comparatively small, Douglasville’s growing Latino community underscores the importance of equitable community engagement, multilingual communication strategies, and attention to the distinct needs of a diversifying population. Figure 4. Hispanic or Latino Share of the Population, 2023

Source: Five-Year American Community Survey; Matrix Design Group, Inc.

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The size of the military-affiliated population across Douglasville and comparison jurisdictions is displayed in Table 1. Douglasville is home to an estimated 120 active ‐ duty armed forces members—one of the higher counts among the cities shown and making up about 50% of the countywide total of 245. The city also has a substantial veteran population, with approximately 2,451 veterans residing in Douglasville. This number exceeds the veteran counts in neighboring cities and represents about 25% of the 9,883 veterans living in Douglas County overall. The presence of both active -duty personnel and a sizable veteran community highlights the importance of planning efforts that consider access to supportive services, healthcare, transportation, and housing option s tailored to the needs of military families and those transitioning from service. Table 1. Armed Forces and Veteran Population by Jurisdiction, 2023 Jurisdiction

Armed Forces

Veterans

Douglasville

120

2,451

Douglas County

245

9,883

Powder Springs

1,329

Marietta

144

2,256

Covington

799

59,494

608,876

Georgia

Source: Five-Year American Community Survey; Matrix Design Group, Inc.

DOUGLASVILLE IS HOME TO APPROXIMATELY 2,451 VETERANS AND 120 ACTIVE-DUTY SERVICE MEMBERS, UNDERSCORING THE NEED FOR HOUSING AND SERVICES THAT SUPPORT MILITARY FAMILIES AND THOSE TRANSITIONING BACK TO CIVILIAN LIFE.

City of Douglasville

2026 Housing Market Potential Report

Household Characteristics Families make up a clear majority of Douglasville’s households (see Figure 5), accounting for roughly 65% of all households in 2023, a slight increase from 2018. This share is lower than in Douglas County overall but is comparable to the state of Georgia. Douglasville also has a comparatively moderate share of residents living alone (29 %), a proportion that has decreased since 2018. These patterns are consistent with a community where family-oriented living remains the norm, but where a meaningful segment of single-person and nonfamily households still contributes to the city’s housing needs. As Douglasville continues to grow, planning efforts will need to balance this dominant demand for family-sized homes with ongoing, if lower, demand for apartments and other smaller-unit options. Figure 5. Household Type Distribution, 2018 & 2023

Source: Five-Year American Community Survey; Matrix Design Group, Inc. Note: Family households are defined as those in which the householder is related to at least one other occupant by birth, marriage, or adoption. Nonfamily households primarily consist of roommates and unmarried partners.

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Table 2 shows the household size distribution in Douglasville, highlighting important differences by tenure. In 2023, the average owner-occupied DOUGLASVILLE’S household included roughly 2.7 people, CONTRASTING OWNER AND compared with about 2.1 people in renter RENTER HOUSEHOLD SIZES households. This gap aligns with the underlying HIGHLIGHT THE NEED FOR distribution of household sizes: among owners, nearly half of all households have three or more BOTH FAMILY-SIZED HOMES people, and more than one-in-four have four or AND A STEADY SUPPLY OF more. By contrast, renters are far more likely to SMALLER, AFFORDABLE UNITS. live alone, with nearly 40% of such households consisting of a single person, while just 12% live in households with four or more people. These patterns underscore a housing market shaped by two distinct forms of demand. Larger owner-occupied households suggest a continued need for family-sized homes, including units with multiple bedrooms suitable for children or multigenerational living. At the same time, the predominance of one- and two-person renter households signals steady demand for smaller, more affordable units such as apartments and townhomes. The divergent household-size profiles of owners and renters illustrate how Douglasville’s changing demographics and household composition will influence its future housing needs, reinforcing the importance of balancing larger family-oriented housing with an adequate supply of smaller units. Table 2. Household Size Distribution by Tenure in Douglasville, 2023 Household Size

Owner-occupied Units

Renter-occupied Units

1,284

19%

2,726

38%

2,215

33%

2,360

33%

1,407

21%

1,208

17%

1,836

27%

876

12%

Average Size

2.7

2.1

Source: Five-Year American Community Survey; Matrix Design Group, Inc.

City of Douglasville

2026 Housing Market Potential Report

Housing Tenure Douglasville’s homeownership rate has grown in recent years, rising from 42% in 2018 to nearly 48% in 2023 (see Figure 6). This increase suggests that access to the financial and stability benefits of homeownership has expanded, though the trend should be interpreted with care given that American Community Survey estimates capture five-year periods that span substantial market changes. Much of this timeframe coincided with historically low mortgage interest rates and the heightened housing demand associated with the COVID-19 pandemic, conditions that temporarily made ownership more attainable for some households while reshaping preferences toward larger homes and suburban living. Even with these gains, Douglasville’s homeownership rate remains nearly 20 percentage points below Douglas County and Georgia overall, almost half of nearby Powder Springs, and closely aligned with peer communities like Marietta and Covington. While lower homeownership levels can limit opportunities for long-term wealth building, they may also indicate a more flexible housing market with a broader range of rental options. This flexibility can benefit younger households, lower-income residents, and new arrivals seeking to establish themselves in the community but also underscores the importance of ensuring that pathways to ownership remain accessible for those striving to build wealth over time. Figure 6. Homeownership Rate, 2018 & 2023

Source: Five-Year American Community Survey; Matrix Design Group, Inc. Note: Households, rather than individuals, are the unit of analysis.

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Key Findings and Implications ◼ Rapid and sustained population growth is reshaping the city. Douglasville’s population grew by roughly 35% between 2010 and 2024, reflecting job access, relative housing affordability, and suburban amenities, while also creating pressure on housing supply. By 2045, the population is projected to grow to over 70,000. ◼ A relatively balanced age structure supports family and workforce demand. Children and teens make up the largest age group at about 27% of residents, underscoring the importance of family-oriented housing, schools, and youth services. At the same time, the strong presence of working-age adults points to continued demand for ownership and rental options near jobs and transportation. ◼ Douglasville is a diverse city, with a population mix that continues to change over time. The city’s population is predominantly Black or African American (66%) and White (25%). The Hispanic or Latino population has increased since 2018, though it remains below county and state levels and smaller than in several peer cities. ◼ The city’s military-affiliated population is notable. Douglasville is home to a relatively high share of Douglas County’s active-duty service members and about one-quarter of its veterans, highlighting ongoing needs for supportive services, healthcare access, transportation, and housing options tailored to military families and veterans. ◼ Family households dominate, but smaller households remain significant. About 65% of households are families and nearly 30% of residents live alone, reinforcing demand for family-sized homes, apartments, and smaller-unit housing options. ◼ Housing demand differs sharply by tenure. Owner households are substantially larger (nearly half include three or more people), while renters are far more likely to belong to single-person or two-person households. ◼ Homeownership is increasing but remains below regional norms. Douglasville’s homeownership rate rose to nearly 48% by 2023, consistent with expanded access during a period of favorable market conditions. Even so, ownership rates remain well below county and state levels in the mid-60% range.

City of Douglasville

2026 Housing Market Potential Report

Economic Trends Douglasville’s economic trends point to a community benefiting from strong regional growth while continuing to face pronounced affordability and equity challenges. Median household income has risen markedly in recent years, keeping pace with state and county levels and signaling both regional economic momentum and an expanding base of higher-earning homeowners. These gains, however, have not been evenly distributed. Income growth among homeowners has far outpaced that of renters, widening the gap in purchasing power and leaving many renter households more exposed to rising housing costs. Differences by race and age further shape the local economic landscape: incomes have increased substantially among Black households and narrowed long standing racial gaps, while households in their prime working years have seen the strongest gains. In contrast, younger adults and seniors continue to operate with more limited financial capacity, heightening their vulnerability to affordability pressures. Douglasville’s workforce remains heavily concentrated in education, health care, retail, and food service—sectors that provide stable employment but often offer modest wages—while higher-paying professional industries account for a relatively small share of jobs. Commuting patterns reinforce the city’s role within a broader regional labor market, with many residents traveling outside Douglasville for work and a steady inflow of workers supporting local service-based employment. These economic patterns underscore the importance of strategies that support wage growth, expand affordable rental options, promote inclusive access to homeownership, and strengthen long-term economic resilience for households across income levels.

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Household Income THE TYPICAL HOMEOWNER IN DOUGLASVILLE NOW EARNS NEARLY DOUBLE THE INCOME OF THE TYPICAL RENTER, HIGHLIGHTING GROWING DISPARITIES IN HOUSING AFFORDABILITY.

Douglasville’s median household income has grown substantially in recent years, rising from about $64,600 in 2018 to nearly $76,600 in 2023, even after accounting for inflation (see Figure 7). This increase reflects both broader regional economic momentum and a gradual strengthening of the city’s homeowner base. By 2023, Douglasville’s median income was on par with the statewide figure and close to levels seen in Douglas County, though it remained below those of higher-income neighbors such as Powder Springs.

Under the standard affordability guideline that households should spend no more than 30% of income on housing, the typical Douglasville household could reasonably support monthly housing costs of roughly $1,915. Yet, as in many growing communities, rising incomes have not been shared evenly. While some households are benefiting from stronger earnings and improved access to homeownership, others, particularly renters and lower-income residents, remain vulnerable to escalating housing costs that outpace their wages. Figure 7. Real Median Household Income, 2018 & 2023

Source: Five-Year American Community Survey; Bureau of Labor Statistics; Matrix Design Group, Inc. Note: Values were adjusted for inflation to constant 2023 dollars.

City of Douglasville

2026 Housing Market Potential Report Recent real income growth in Douglasville, while substantial overall, has not been evenly shared across households. Between 2018 and 2023, inflation-adjusted median income for owner households in Douglasville increased from about $91,500 to $111,100, likely indicating both rising regional earnings and the in-migration of higher-income households (see Figure 8). This scale of growth outpaced that of many nearby communities, including Douglas County and the state of Georgia. By contrast, real renter household income rose modestly from roughly $50,500 in 2018 to $57,300 in 2023, an increase that, while meaningful, falls well below the gains seen among owners. At current income levels, the typical renter in Douglasville can afford substantially less in monthly housing costs than the typical homeowner, underscoring the persistent affordability pressures facing many renter households. This widening gap between owner and renter incomes highlights how recent economic gains have disproportionately benefited higher-income and ownership households, reinforcing the importance of monitoring affordability conditions, especially for renters who remain more vulnerable to rising housing costs. Figure 8. Real Median Household Income by Tenure, 2018 & 2023

Source: Five-Year American Community Survey; Bureau of Labor Statistics; Matrix Design Group, Inc. Note: Values were adjusted for inflation to constant 2023 dollars.

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As Figure 9 shows, Douglasville’s real income patterns reveal meaningful disparities across racial groups, though recent years have brought notable shifts. Between 2018 and 2023, inflation-adjusted median income for White households increased modestly, from about $75,900 to $81,700, consistent with steady but moderate economic gains. Over the same period, Black households saw a much larger increase, rising from roughly $59,200 in 2018 to about $74,700 in 2023. This growth significantly narrowed the income gap between White and Black households, marking an important change in Douglasville’s economic landscape. Householders identifying as “some other race” experienced substantial income growth, with median household income rising from about $52,200 to $80,900 over the same period. By contrast, incomplete data for 2023 prevents a direct comparison for Asian and multiracial households, both of which had relatively high incomes in 2018. Even so, the available figures point to an increasingly diverse distribution of economic gains, with some groups experiencing especially rapid improvement. These disparities and the degree to which they are narrowing or widening have direct implications for housing affordability and economic opportunity in Douglasville. While rising incomes among households led by Black residents and those identifying as some other race suggest progress, persistent differences across groups highlight the need to ensure that future growth is inclusive and that all households can access the city’s economic and housing opportunities. Figure 9. Real Median Income by Race, 2018 & 2023

Source: Five-Year American Community Survey; Bureau of Labor Statistics; Matrix Design Group, Inc. Note: Values were adjusted for inflation to constant 2023 dollars; 2023 median incomes were not available for Asians and those identifying as two or more races.

City of Douglasville

2026 Housing Market Potential Report Median household income in Douglasville varies considerably across age groups, reflecting different stages of household formation, employment, and retirement (see Figure 10) In 2023, households headed by adults ages 45 to 64 had the highest median incomes at roughly $88,400, continuing to represent the city’s peak earning years. This group experienced steady inflation-adjusted growth from 2018, when median income was about $77,900. Households headed by those ages 25 to 44 saw the largest real income gains, rising from approximately $58,000 in 2018 to about $77,000 in 2023 —an increase that outpaced many nearby communities and signals stronger earnings among Douglasville’s mid-career residents. Younger households, however, continue to face more limited financial capacity. In 2023, Douglasville households under age 25 had a median income of about $53,000, higher than statewide levels but still well below older working-age groups. Senior households (65 and over) also face increasing financial strain, with incomes falling from roughly $57,400 in 2018 to about $53,800 in 2023. Taken together, these patterns show that Douglasville’s income growth has been strongest among residents in their prime working years, while younger and older households continue to operate with more constrained budgets. As a result, under -25 and senior households are likely to face greater challenges keeping pace with rising housing costs, underscoring the need for a range of housing options that remain accessible across all stages of life.

DOUGLASVILLE’S YOUNGEST AND OLDEST HOUSEHOLDS FACE THE GREATEST INCOME CONSTRAINTS, SHAPING THEIR VULNERABILITY TO RISING HOUSING AND LIVING COSTS.

Matrix Design Group, Inc.

Figure 10. Real Median Income by Age, 2018 & 2023

Source: Five-Year American Community Survey; Bureau of Labor Statistics; Matrix Design Group, Inc. Note: Values were adjusted for inflation to constant 2023 dollars.

City of Douglasville

2026 Housing Market Potential Report Douglasville’s income distribution highlights sharp differences between owner and renter households, signaling distinct levels of economic stability and purchasing power across the community (see Table 3). Among homeowners, higher-income households make up a substantial share of the population: roughly 3,700 owner households (56% of owner households) earn $100,000 or more annually, including more than 2,200 earning above $150,000. By contrast, only 18% of renter households fall within these top income categories. Lower-income households are far more concentrated among renters. About 42% of renter households in Douglasville earn under $50,000 a year, nearly half of whom fall below $20,000, compared with just 18% of owner households. These patterns illustrate the financial constraints many renters face, limiting their ability to absorb rising housing costs or transition into ownership. Overall, Douglasville’s income distribution indicates a widening affordability divide. While many owners are positioned in higher income tiers, a significant portion of renters remain concentrated in lower-income brackets, making them more vulnerable to market pressures and increasingly dependent on the availability of affordable rental optio ns. Table 3. Household Income Distribution by Tenure in Douglasville, 2023 Household Income

Renters

Homeowners

Less than $20,000

1,305

18%

504

$20,000 to $34,999

850

12%

267

$35,000 to $49,999

835

12%

464

$50,000 to $74,999

1,817

25%

711

11%

$75,000 to $99,999

1,080

15%

1,031

15%

$100,000 to $149,999

1,056

15%

1,500

22%

227

2,265

34%

7,170

100%

6,742

100%

$150,000 or more Total

Source: Five-Year American Community Survey; Matrix Design Group, Inc.

Matrix Design Group, Inc.

Employment and Commuting Patterns Douglasville’s workforce is spread across a diverse mix of industries, with a substantial share concentrated in service-oriented and middle-wage sectors. As Table 4 shows, Educational Services and Health Care form the largest segment of the local labor force, employing nearly one-quarter of all workers. Retail Trade and Accommodation and Food Services together account for another significant portion (approximately 27%), though both sectors offer relatively low median earnings, ranging from about $20,000 to $35,000 annually. Higher-paying industries such as Public Administration, Information, and Finance collectively employ a much smaller share of Douglasville’s workforce, representing only about 11% of total employment. This limited representation in higherpaying professional and technical fields may constrain opportunities for wage growth and upward mobility. As the city continues to evolve, diversifying into sectors with stronger earnings potential could help strengthen long-term economic resilience and affordability for local households.

NEARLY HALF OF DOUGLASVILLE'S WORKFORCE IS EMPLOYED IN EDUCATION, HEALTHCARE, RETAIL, AND FOOD SERVICE INDUSTRIES. WHILE THESE SECTORS PROVIDE SUBSTANTIAL EMPLOYMENT OPPORTUNITIES, THE CITY'S RELATIVELY SMALL SHARE OF WORKERS IN HIGHER-PAYING PROFESSIONAL INDUSTRIES MAY LIMIT LONG-TERM INCOME GROWTH AND ECONOMIC MOBILITY.

City of Douglasville

2026 Housing Market Potential Report Table 4. Composition of Douglasville's Workforce by Sector, 2023 Sector

Employment

Median Earnings

Public Administration

1,438

$65,741

Information

416

$61,390

Finance and Insurance, and Real Estate and Rental and Leasing

652

$61,074

Agriculture, Forestry, Fishing and Hunting, and Mining

$60,791

Transportation and Warehousing, and Utilities

1,799

$52,636

Manufacturing

1,212

$51,333

Wholesale Trade

891

$50,763

Construction

1,368

$47,816

Educational Services, and Health Care and Social Assistance

5,443

24%

$47,377

Professional, Scientific, and Management, and Administrative and Waste Management Services

1,708

$45,847

Other Services (Except Public Administration)

1,507

$35,258

Retail Trade

3,563

16%

$34,582

Arts, Entertainment, and Recreation, and Accommodation and Food Services

2,438

11%

$20,145

Source: Five-Year American Community Survey; Matrix Design Group, Inc. Note: Employment estimates are based on jobs located in Douglasville, regardless of where workers reside. Median earnings estimates are based on Douglas County residents.

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Douglasville’s commuting patterns highlight its dual role as both a residential community and a participant in the broader regional labor market. In 2022, more than 20,000 workers commuted into Douglasville for employment, a modest increase from prior years, while roughly 14,500 Douglasville residents traveled elsewhere for work (see Figure 11). Although in-commuters continued to outnumber out-commuters, the gap has narrowed over time: the in- to out-commuter ratio fell from 1.43 in 2015 to 1.39 in 2022, illustrating that a growing share of residents are employed outside the city. Despite these sizable commuter flows, only about 1,300 people both lived and worked in Douglasville in 2022, a figure that has remained relatively stable over the past several years. This pattern suggests that Douglasville’s economic connections continue t o extend well beyond the city’s boundaries, with local households relying heavily on employment opportunities in surrounding jurisdictions. At the same time, the consistent volume of in commuters underscores Douglasville’s ongoing role as a hub for jobs in retail, health care, and other service-oriented industries. Figure 11. Douglasville Commuting Patterns, 2015–2022

Source: Longitudinal Employer-Household Dynamics; Matrix Design Group, Inc. Note: In-commuters are workers who live outside the area but commute in for work. Out -commuters are residents who live in the area but commute elsewhere for employment. These patterns help illustrate the local balance between housing and jobs.

City of Douglasville

2026 Housing Market Potential Report

Key Findings and Implications ◼ Median household income has risen substantially to align with state levels. Douglasville’s inflation-adjusted median household income increased by roughly 19% between 2018 and 2023, reaching nearly $76,600. ◼ Economic gains are uneven and increasingly divided by tenure. Median income for owner households rose by a sharp 21% to over $111,000 in 2023, while renter income increased by 13% to $57,300. This widening gap means renters can afford substantially less in monthly housing costs, reinforcing persistent affordability pressures despite overall income growth. ◼ Lower-income households are concentrated among renters. About 42% of renter households earn under $50,000 annually, with nearly half of those below $20,000 . Conversely, more than half of owner households earn $100,000 or more. ◼ Income disparities by race are narrowing, though differences persist. Median income for Black households has risen rapidly since 2018, significantly closing the gap with White households. ◼ Income growth is strongest among prime working-age households, particularly in adults ages 25–44 and 45–64. Younger households and seniors continue to operate with more constrained incomes, increasing their sensitivity to rising housing and living costs. ◼ Workforce composition limits overall wage growth; nearly half of Douglasville’s jobs are in education, health care, retail, and food service, while higher-paying professional and technical industries represent a relatively small share of employment. ◼ Douglasville functions as part of a regional labor market. More residents commute out of the city for work than in the past, reinforcing the importance of transportation access and regional economic coordination.

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Housing Inventory Douglasville’s housing inventory has been shaped by a strong emphasis on single-family development, particularly within the owner-occupied market. Detached homes account for the majority of housing units citywide and dominate ownership opportunities, reinforcing a suburban pattern that supports families and long-term residents. Rental housing, while more varied in form, is concentrated largely in multifamily buildings, with relatively limited availability of single-family attached units, townhomes, or other entrylevel ownership options. Over time, the housing stock has continued to become more oriented toward single-family detached homes, narrowing the range of choices for households seeking smaller or more affordable units as the city’s population diversifies by age and income. Compared with nearby jurisdictions, Douglasville’s overall housing supply is modern, though rental units tend to be older than owner-occupied homes, suggesting a growing need for reinvestment, maintenance, and preservation within the rental market. Recent vacancy patterns further highlight constraints on effective supply, as an increasing share of vacant units are not market-ready and therefore unavailable to renters or buyers. Collectively, these conditions suggest that while Douglasville benefits from a stable and relatively new housing base, expanding housing type diversity and addressing the aging rental stock will be critical to meeting future demand and improving affordability.

City of Douglasville

2026 Housing Market Potential Report

Development Trends and Diversity Table 5 shows that Douglasville’s housing stock is strongly shaped by the prevalence of single-family homes, particularly in the owner market. Of the city’s 15,062 housing units, single-family detached homes make up the majority at 58%. This pattern is even more pronounced among homeowners: 96% of Douglasville’s 6,742 owner-occupied units are detached single-family homes, with the remaining four percent in single-family attached structures. By contrast, the rental market is far more varied but still shaped by limited higher-density options. Among the city’s 7,170 renter-occupied units, only 23% are single-family detached homes and seven percent are single-family attached units. The largest share of rentals (43%) is found in larger multifamily buildings with 10 or more units, with an additional 18% in mid-sized multifamily buildings with 5–9 units. While the dominance of single-family homes supports opportunities for families and contributes to a stable homeowner base, it also limits the supply of smaller, more affordable entry-level options such as condos, townhomes, and duplexes. For renters and first-time buyers, particularly those with lower or moderate incomes, the scarcity of diverse housing types may constrain affordability and reduce pathways into homeownership. Table 5. Housing Stock Composition in Douglasville, 2023 Unit Type

All Units

Owner-occupied Units

Renter-occupied Units

Single family, detached

8,710

58%

6,487

96%

1,620

23%

Single family, attached

883

247

487

Multifamily, 2–4 units

738

584

Multifamily, 5–9 units

1,343

1,304

18%

Multifamily, 10+ units

3,285

22%

3,080

43%

Mobile home or other

103

15,062

100%

6,742

100%

7,170

100%

Total

Source: Five-Year American Community Survey; Matrix Design Group, Inc. Note: Totals may not sum precisely due to rounding. “All Units” includes vacant units, which is why the total exceeds the combined count of “renter-occupied” and “owner-occupied” units.

Matrix Design Group, Inc.

Douglasville’s housing stock is more single-family oriented than in the past, with the share of singlefamily detached homes increasing from about 52% in 2018 to 58% in 2023 (see Figure 12). Compared with its peers, Douglasville ranks near the bottom in single-family prevalence overall, higher only than Marietta (43%) and indicating a more varied housing stock than single-family–heavy communities such as Powder Springs (72%) and Douglas County (69%).

DOUGLASVILLE REMAINS CLOSELY TIED TO SINGLEFAMILY DETACHED HOMES, WHICH MAKE UP MOST OWNEROCCUPIED RESIDENCES.

This continued single-family orientation has important implications for affordability and choice. A growing emphasis on detached homes supports families seeking larger spaces, but it also limits the availability of smaller, lower-cost options such as duplexes, townhomes, and multifamily units. As Douglasville’s population diversifies in age, household size, and income, expanding the range of housing types will be essential to meeting the needs of both new households and long-time residents. Figure 12. Single-Family Detached Share of Housing Stock, 2018 & 2023

Source: Five-Year American Community Survey; Matrix Design Group, Inc.

City of Douglasville

2026 Housing Market Potential Report

Housing Stock Age Douglasville’s housing stock is relatively newer than that of many nearby communities, but exhibits a tenure-based age gap, with rental units generally older than owneroccupied homes (see Figure 13). With a construction year of 2001, Douglasville’s housing stock is more modern than that of Douglas County (1996) and Georgia (1992). The median renter-occupied unit in Douglasville was built in 1998, which makes it five years older than the median owner unit constructed in 2003. This pattern highlights the need for targeted reinvestment in older rental properties while reinforcing the advantages that come with a newer pool of owner-occupied homes, including reduced maintenance burdens and improved energy efficiency. Figure 13. Median Age of Housing Stock by Tenure, 2023

Source: Five-Year American Community Survey; Matrix Design Group, Inc.

THE GAP BETWEEN THE AGES OF OWNER AND RENTER UNITS SIGNALS DIFFERENCES IN HOUSING QUALITY AND THE IMPORTANCE OF INVESTMENT IN THE CITY’S OLDER RENTAL STOCK.

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Table 6 shows the difference in Douglasville’s housing stock age composition between owner-occupied and renter-occupied units. Among all 7,170 rental units, 13% were built before 1970, compared with just six percent of the 6,742 owner-occupied homes. Rental units also have a larger share of properties constructed in the 1970s and 1990s, with 13% and 19% of rentals built during those decades, respectively, compared to six percent and 16% of owner units. The owner-occupied market has seen a substantial portion of its growth in recent decades. Around 61% of owner units were built from 2000 and on, illustrating robust recent construction in the for-sale market. Rentals, however, have experienced a slower pace of new development, with only 41% of units added in the 2000s and just four percent since 2010. This imbalance highlights that while Douglasville’s overall housing stock is relatively modern, rental units tend to be older, further reinforcing the need for ongoing maintenance and preservation to support livable, affordable housing options for renters. Table 6. Age Distribution of Douglasville’s Housing Stock, 2023 Year Built

All Units

Owner-occupied Units

Renter-occupied Units

Pre-1970

1,608

11%

393

931

13%

1970s

1,494

10%

427

900

13%

1980s

1,422

729

11%

628

1990s

2,605

17%

1,068

16%

1,366

19%

2000s

6,327

42%

2,965

44%

2,971

41%

2010s

1,553

10%

1,160

17%

321

2020s

Total

15,062

100%

6,742

100%

7,170

100%

City of Douglasville

2026 Housing Market Potential Report

Vacancies Table 7 indicates a notable shift in composition of Douglasville’s vacant housing units between 2018 and 2023. In 2018, 62% of vacancies were units available for rent while just 23% fell into ONLY ABOUT ONE-THIRD OF the “other vacant” category, which typically VACANT UNITS IN 2023 WERE includes homes under repair, abandoned, or READY FOR SALE OR RENT, otherwise uninhabitable. By 2023, the share of DESPITE A GROWING OVERALL “other vacant” units more than doubled to VACANCY COUNT. 47%, while units available for rent dropped to 28%. Units classified as “for sale only” remained relatively steady at around 13%, and seasonal or recreational use units increased slightly from two percent to five percent. These trends indicate that the total vacancy count increased from 890 units in 2018 to 1,150 units in 2023, representing roughly eight percent of the housing stock —a level that would typically be considered healthy. However, the supply of homes available f or occupancy has not increased proportionally. Nearly half of all vacant units in 2023 were classified as “other vacant,” highlighting a substantial share of properties that are not market ready. As a result, the effective availability of housing remains constrained, particularly for renters seeking move-in-ready units. Table 7. Vacancy Composition in Douglasville, 2018 & 2023 Vacancy Type For rent

2018

2023

555

62%

326

28%

115

13%

146

13%

Sold, not occupied

For seasonal, recreational, or occasional use

For migrant workers

Other vacant

205

23%

541

47%

Total

890

100%

1,150

100%

Rented, not occupied For sale only

Source: Five-Year American Community Survey; Matrix Design Group, Inc. Note: The “other vacant” category refers to units that are not listed for sale or rent and do not fall into standard vacancy classifications. It often includes homes under repair, in foreclosure, abandoned, or otherwise uninhabitable.

Matrix Design Group, Inc.

Key Findings and Implications ◼ Housing supply is dominated by single-family homes, especially for owners. Of Douglasville’s roughly 15,000 housing units, 58% are single-family detached, with 96% of owner-occupied homes falling into this category.

◼ Rental housing is more varied but concentrated in larger multifamily buildings ; roughly 61% of rentals are in multifamily structures, including 43% in buildings with 10 or more units and another 18% in mid-sized 5–9-unit properties.

◼ Single-family prevalence has increased over time, growing from 52% in 2018 to 58% in 2023.

◼ The housing stock is relatively modern overall, with rentals on the older side. Douglasville’s median home was built around 2001, newer than county and state medians. However, renter-occupied units tend to be older, pointing to a need for reinvestment and ongoing maintenance in the rental stock to preserve quality and affordability.

◼ Vacancy growth is driven largely by non–market-ready units. While headline vacancy levels appear healthy, total vacant units increased between 2018 and 2023, but nearly half of all vacant homes in 2023 were classified as “other vacant,” such as units under repair or otherwise uninhabitable.

City of Douglasville

2026 Housing Market Potential Report

Housing Market Trends Evident in Douglasville’s housing market trends is the rapid price appreciation of recent years, followed by a gradual shift toward more balanced conditions as borrowing costs have increased. Home values increased sharply over the past decade, driven by strong demand, population growth, and historically low mortgage rates during the pandemic era, with prices peaking in the early 2020s before moderating slightly in 2023 and 2024. Homeownership remains costly for many households, as higher interest rates have substantially increased monthly mortgage payments and reduced purchasing power, despite home values remaining below the statewide median. Price patterns vary by housing type, with single-family homes commanding the highest premiums, while townhomes, condos, and small multifamily properties have historically offered lower cost entry points, though recent years have seen rising demand and price volatility even among these smaller units. Market activity has slowed noticeably since 2021, with longer selling times and increased months of supply signaling a move away from the extremely tight conditions of the pandemic period toward a more moderate pace of transactions. On the rental side, typical rents have risen steadily and remain among the highest in nearby communities, placing market-rate units out of reach for many local renters whose incomes lag well behind affordability thresholds. Across unit sizes and structure types, required incomes to afford average rents exceed what a large share of renter households earn, underscoring persistent affordability pressures. These trends point to a housing market that has cooled from its recent peak but continues to present significant challenges for both renters and prospective homeowners, reinforcing the need for strategies that expand attainable housing options and improve affordability across price points.

Matrix Design Group, Inc.

Homeownership Market Even after adjusting for inflation and seasonal fluctuations, home values in Douglasville have increased substantially over the past decade (see Figure 14). In January 2012, the median sale price in the city was approximately $127,000. Prices fluctuated in the following years but generally rose as the local housing market recovered from the post recession downturn. By 2021, the median price had surpassed $300,000, reflecting both increased demand and the influence of historically low mortgage rates. Home values continued to climb through 2022, peaking above $430,000, before moderating slightly in 2023 and 2024 amid rising interest rates. Despite these gains, Douglasville’s median home values remain below statewide levels, which have been lifted by higher-cost markets like Atlanta, Alpharetta, and Savannah. Mortgage interest rates have played a key role in shaping affordability. At a median price of $327,199, a household putting 20% down on a 30-year fixed mortgage at seven percent interest would face an estimated monthly payment of roughly $1,742. By contrast, the same home purchased when rates were near three percent would have carried a monthly payment closer to $1,104. This nearly $650 difference demonstrates how fluctuations in interest rates can directly influence purchasing power and home prices, with lower rates enabling households to afford higher-priced homes and higher rates constraining demand. Figure 14. Real Median Home Sales Price by Month, Jan 2012–Sep 2025

Source: Redfin; Matrix Design Group, Inc. Note: Median home sale prices were adjusted for seasonal fluctuations and for inflation using the Consumer Price Index for All Urban Consumers (CPI-U) from the U.S. Bureau of Labor Statistics, retrieved from the Federal Reserve Bank of St. Louis FRED database. All values are expressed in constant September 2025 dollars.

City of Douglasville

2026 Housing Market Potential Report Price trajectories in Douglasville vary meaningfully by housing type (see Figure 15). Single-family homes generally carry the highest median values. From early 2020 through mid-2025, median prices for single-family homes ranged roughly from $267,000 to over $440,000, with periodic spikes coinciding with broader market demand and interest rate fluctuations. Townhomes have historically sold at slightly lower prices than single -family homes, with medians generally between $120,000 and $330,000 over the same period. Condos and co-ops remain the most affordable option, with median prices mostly under $200,000 through 2022, but rising sharply in 2023–2025 to over $350,000 in some months, highlighting recent demand for smaller ownership units. Multi-family homes (2– 4 units) occupy a middle tier, with median prices ranging between $150,000 and $370,000. Prices have generally trended upward, though with more volatility than single family homes, reflecting the smaller, investment-oriented nature of this market segment. These patterns underscores the relative affordability of smaller ownership options, while also highlighting the premium associated with single-family detached housing in Douglasville. Figure 15. Real Median Home Sales Price by Home Type in Douglasville, Jan 2012– Sep 2025

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As shown in Figure 16, market dynamics in Douglasville have shifted significantly as interest rates increased. In 2021, homes typically sold in 9–20 days, indicating exceptionally strong demand and historically low inventory. By mid-2025, the typical time spent on the market had lengthened, reaching 43 days in July 2025 and 92 days by September 2025, signaling a notable slowdown in turnover. These trends closely mirror changes in months of supply, which divide active listings by recent monthly sales to estimate how long the current inventory would take to sell. In 2021, months of supply were as low as 0.8–1.8 months, consistent with a very tight market. By September 2025, this measure had increased to 5.3, within the range typically associated with a balanced housing market. Longer selling times and higher inventory levels signal both affordability constraints and a shift in market balance. Elevated home prices and borrowing costs have reduced purchasing power, slowing sales and sidelining some buyers. At the same time, increased inventory has eased earlier supply constraints and can help moderate price growth. Overall, these trends point to a transition from the highly constrained conditions of 202 1 and 2022 toward a more balanced and measured market. Figure 16. For-Sale Market Dynamics in Douglasville: Median Days on Market vs. Months of Supply, Jan 2012–Sep 2025

Source: Redfin; Matrix Design Group, Inc. Note: Median days on market is the midpoint number of days that homes sold during a given month were actively listed before going under contract. Months of supply measures how long it would take to sell all homes currently on the market at the prevailing sales pace, assuming no new listings are added.

City of Douglasville

2026 Housing Market Potential Report

Rental Market The Zillow Observed Rent Index (ZORI) calculates the smoothed average of the 35th and 65th percentile of listed rents across all housing types with adjustments for changes in housing quality, composition, and seasonality. Because it balances extremes at the high and low ends of the market, ZORI is considered a robust indicator of typical rents over time. From January 2015 to August 2025, Douglasville consistently maintained higher rents than most nearby communities, a product of its housing mix and local market dynamics (see Figure 17). After adjusting for inflation and seasonality, typical rent in Douglasville increased from about $1,400 in early 2015 to approximately $1,932 by August 2025. Including utilities, a household would need an income of roughly $8 7,000 to afford a typical unit, significantly exceeding the median renter household income of $57,300 reported in the 2023 ACS. By comparison, August 2025 ZORI rents were $1,851 in Covington, $2,081 in Powder Springs, and $1,806 for Douglas County overall, highlighting the relative cost of renting in Douglasville. Figure 17. Typical Real Asking Rent, Jan 2015–Sep 2025

Source: Zillow Observed Rent Index; Matrix Design Group, Inc. Note: Matrix adjusted all historical rent values for inflation to August 2025 dollars using the Consumer Price Index for All Urban Consumers (CPI-U). Rent estimates are based on Zillow’s Observed Rent Index (ZORI), which measures typical asking rents using a filtered subset of listings between the 35th and 65th percentiles to reduce outliers. Zillow applies a smoothed repeat -rent method that tracks rent changes for the same properties over time, giving greater weight to listings with consistent histories. This approach provides a stable, representative measure of market rents. Utilities are excluded.

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Average gross rents in Douglasville vary across unit size and structure type, yet even modest units often require incomes higher than what many renter households earn locally (see Table 8). As of September 2025, the average rent for a one-bedroom unit across all housing types was $1,515, requiring an annual income of at least $60,600 to meet the standard 30% affordability threshold. Two-bedroom units averaged $1,734 per month, corresponding to an income requirement of over $69,000, while three-bedroom homes averaged $2,114, pushing required household income above $84,500. The largest units were even more out of reach: four-bedroom homes averaged $2,701, requiring incomes above $108,000 per year. Affordability challenges are also present across structure types; apartments are generally more attainable than single-family homes and townhomes, yet even these rents require incomes far above those of many Douglasville renters. Single-family homes tend to have higher rents for larger units, and mobile homes offer somewhat lower rents but still remain out of reach for many lower-income households. Taken together, these thresholds indicate that typical renter households in Douglasville face significant barriers to affording market-rate units, even under assumptions of normal wage growth. Table 8. Average Gross Rent by Unit Type and Bedroom Count in Douglasville, September 2025 Unit Type

1 BR

2 BR

3 BR

4+ BR

Avg. Rent

Min. Required Income

Avg. Rent

Min. Required Income

Avg. Rent

Min. Required Income

Avg. Rent

Min. Required Income

All Units

$1,515

$60,600

$1,734

$69,360

$2,114

$84,560

$2,701

$108,040

Apartments

$1,517

$60,680

$1,766

$70,640

$2,113

$84,520

—

Single-Family Homes

$1,373

$54,920

$1,694

$67,760

$2,075

$83,000

$2,701

$108,040

Townhomes

—

$1,598

$63,920

$2,560

$102,400

$2,724

$108,960

Mobile Homes

$1,498

$59,920

$1,384

$55,360

$1,448

$57,920

—

Source: Zillow; Apartments.com; Matrix Design Group, Inc. Note: N=680. There were five or fewer observations for the following unit types, so estimates should be interpreted with caution: one- and two-bedroom single-family homes, four-or-more bedroom townhomes, and one-, two-, and three-bedroom mobile homes. Values include utility costs, which were estimated using Five-Year 2023 Public Use Microdata Sample (PUMS) data from the U.S. Census Bureau. Matrix filtered the data to include only renter households in the region and calculated average monthly utility expenditures, including electricity, gas, water, and other fuels. These estimates were then adjusted to 2025 dollars using the Consumer Price Index (CPI) for Fuels and Utilities for U.S. Cities, published by the U.S. Bureau of Labor Statistics.

City of Douglasville

2026 Housing Market Potential Report

Key Findings and Implications ◼ Home values have risen sharply since 2012 but remain below statewide levels. Douglasville’s median home price increased from roughly $127,000 in 2012 to well over $300,000 by 2021, indicating recovery from the Great Recession and strong demand. Prices peaked in 2022 and moderated slightly through 2023–2024 as borrowing costs rose.

◼ Home prices vary widely by housing type, with single-family detached homes commanding the highest prices, while townhomes, condos, and small multifamily properties generally offer lower-cost ownership options. In 2025, median prices for attached homes increased substantially, causing median prices across all housing types to converge within a $40,000 range.

◼ Market conditions are shifting from extremely tight to more balanced. During 2021, homes often sold within weeks amid exceptionally low inventory, but by mid-to-late 2025, homes were taking significantly longer to sell, and months of supply exceeded five months.

◼ Rents have increased steadily and outpaced local incomes. Inflation-adjusted typical rents rose from about $1,400 in 2015 to nearly $1,930 by 2025, placing Douglasville among the higher-rent communities in its peer group.

◼ Affordability challenges extend across unit sizes and housing types. Even onebedroom units typically require incomes above $60,000 at the 30% affordability standard, while two- and three-bedroom units demand $70,000–$85,000 or more.

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Housing Challenges Douglasville’s housing challenges are relatively limited when viewed through standard indicators of housing quality, though some areas of concern remain. Most homes meet standard habitability thresholds, but a small share of units lack complete kitchen or plumbing facilities, signaling pockets of substandard conditions that exceed county a nd state averages for kitchen adequacy, even as plumbing deficiencies remain comparatively rare. These gaps suggest that while widespread housing quality issues are not prevalent, certain households may still face challenges related to aging structures, de ferred maintenance, or limited resources for repairs. In contrast, reliance on non -standard or potentially unsafe heating fuel sources is uncommon in Douglasville, indicating a housing stock that generally benefits from access to conventional and more reli able utilities. These patterns point to housing problems that are more localized than systemic, emphasizing the value of targeted rehabilitation, code enforcement, and assistance programs to address remaining quality concerns while preserving the overall s tability of the city’s housing supply.

City of Douglasville

2026 Housing Market Potential Report

Substandard Housing Incomplete kitchen and plumbing facilities are commonly used indicators of substandard housing conditions, offering insight into the number of homes that lack essential amenities. As Figure 18 shows, Douglasville’s rates of incomplete kitchen and plumbing facilities point to a mixed picture of housing quality. The share of homes with incomplete kitchen facilities is 6.8 per 1,000 units, which is slightly above Douglas County and the state overall but well below the much higher levels seen in Powder Springs. Plumbing issues appear less widespread, with only 1.7 units per 1,000 reporting incomplete plumbing, a rate lower than both Douglas County and Georgia but higher than nearby Covington and Marietta. These indicators suggest that while Douglasville performs reasonably well on basic habitability measures, targeted efforts to improve housing quality could still benefit a subset of local households. Figure 18. Prevalence of Incomplete Kitchen and Plumbing Facilities, 2023

Source: Five-Year American Community Survey; Matrix Design Group, Inc. Note: The ACS defines incomplete kitchen facilities as housing units that lack a sink with a faucet, a stove or range, or a refrigerator. Incomplete plumbing facilities are defined as housing units that lack hot and cold running water, a flush toilet, or a bathtub/shower.

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Non-standard fuel sources include heating methods such as bottled or tank gas, fuel oil, kerosene, wood, coal, or situations where a home has no fuel source at all. These types of fuels are often linked with lower housing quality, as they can be less effic ient, more costly to operate, and may present added safety or health risks compared to utility provided natural gas or electricity. Figure 19 indicates that Douglasville has a relatively low share of homes that rely on non-standard fuels, with only three percent of units falling into this category. This rate is similar to nearby communities such as Marietta, Powder Springs, and Covington. Douglasville’s share is lower than that of Douglas County and well below the statewide level of six percent. Overall, the data suggest that Douglasville’s housing stock relies on more conventional and reliable heating sources than many nearby or statewide benchmarks, indicating fewer concerns related to heating safety or efficiency. Figure 19. Share of Housing Units Relying on Non-Standard Fuel Sources, 2023

Source: Five-Year American Community Survey; Matrix Design Group, Inc. Note: Non-standard fuel types include bottled, tank, or LP gas; fuel oil or kerosene; wood; coal or coke; other unconventional sources; or no fuel at all.

City of Douglasville

2026 Housing Market Potential Report

Displacement Risk Figure 20 shows relative displacement risk across Census Block Groups in Douglasville— small geographic units defined by the U.S. Census Bureau that typically contain between 600 and 3,000 people— using a composite index of housing, socioeconomic, and demographic vulnerability indicators. Darker blue areas represent neighborhoods where conditions associated with displacement pressure such as renter concentration, lower incomes, older housing stock, and other vulnerability factors are more prevalent, while lighter shades indicate comparatively lower risk. The map highlights clusters of elevated risk both west of downtown and in several outlying residential areas , suggesting that vulnerability is geographically uneven rather than concentrated in a single corridor. By visualizing these patterns, the figure helps identify where residents may be more susceptible to housing instability and where targeted housing preservation and antidisplacement strategies could be most impactful.

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Figure 20. Douglasville Displacement Risk

City of Douglasville

2026 Housing Market Potential Report

Current & Future Housing Demand Douglasville’s housing market is defined by a broad income distribution paired with a strong concentration of lower-income households in the rental sector (see Table 9). As incomes increase, tenure patterns shift steadily toward homeownership. More than onein-five Douglasville households fall into the extremely low-income category (below 30% AMI), and renters dominate these lowest income tiers: roughly three-quarters of extremely low-income households rent rather than own. Similar patterns persist across the very low- and low-income ranges, where renters make up the majority. In contrast, moderate- and middle-income households show a more even tenure split before shifting decisively toward ownership at higher income levels. Nearly one-third of all owner households fall into the upper-income tier, while only a small fraction of renters do, illustrating the strong link between rising income and ownership access. These patterns suggest that Douglasville’s housing needs center on preserving and expanding affordable rental supply for lower-income residents while maintaining attainable ownership pathways that allow households to advance along the housing ladder as thei r incomes grow. Table 9. Households by AMI Tier in Douglasville, 2023 AMI Tier

Total Households

Owner Households

Renter Households

Extremely Low Income (≤ 30% AMI)

2,696

19%

704

10%

1,992

28%

Very Low Income (31-50% AMI)

1,706

12%

581

1,125

16%

Low Income (51-80% AMI)

3,010

22%

983

15%

2,027

28%

Moderate Income (81-120% AMI)

2,689

19%

1,435

21%

1,254

17%

Middle Income (121-200% AMI)

1,486

11%

926

14%

560

Upper Income (201%+ AMI)

2,325

17%

2,113

31%

212

Total Households

13,912

100%

6,742

100%

7,170

100%

Source: Five-Year American Community Survey; Matrix Design Group, Inc. Note: Totals may not sum precisely because of rounding. Due to data limitations, this analysis approximates AMI tiers using HUD’s published FY 2023 median family income (MFI) for the area ($103,500).

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Douglasville’s housing projections point to steady household growth across all income tiers through 2040, with expansion occurring most strongly at both the lowest and highest ends of the income spectrum. Total households are expected to increase to roughly 16,900 in the short term (2030) and to nearly 22,000 by 2040. The largest absolute gains are projected among extremely low- and low-income households, driven primarily by renter growth, reinforcing the continued importance of expanding housing options affordable to residents earning below 80% AMI. This trajectory suggests persistent pressure on the deeply affordable rental market, where supply constraints could intensify without targeted preservation or expansion strategies. Conversely, household growth at moderate-, middle-, and upper-income levels increasingly favors homeownership. These trends indicate that Douglasville’s future housing needs will require a dual focus: scaling affordable rental capacity to meet expanding lower -income demand while ensuring sufficient ownership opportunities to accommodate upwardly mobile households. Table 10. 5-, 10-, and 15-Year Projected Households by AMI Tier in Douglasville AMI Tier

Total Households

Owner Households

Renter Households

2030

2035

2040

2030

2035

2040

2030

2035

2040

Extremely Low Income (≤ 30% AMI)

3,274

3,731

4,253

855

974

1,110

2,419

2,757

3,142

Very Low Income (31-50% AMI)

2,072

2,361

2,691

706

804

916

1,366

1,557

1,775

Low Income (51-80% AMI)

3,655

4,166

4,748

1,194

1,360

1,551

2,461

2,805

3,197

Moderate Income (81-120% AMI)

3,265

3,722

4,242

1,743

1,986

2,264

1,523

1,736

1,978

Middle Income (121-200% AMI)

1,804

2,057

2,344

1,124

1,282

1,461

680

775

883

Upper Income (201%+ AMI)

2,823

3,218

3,667

2,566

2,924

3,333

257

293

334

Total Households

16,894

19,254

21,945

8,187

9,331

10,635

8,707

9,923

11,310

Source: Five-Year American Community Survey; Matrix Design Group, Inc. Note: Due to data limitations, this analysis approximates AMI tiers using HUD’s published FY 2023 median family income (MFI) for the area ($103,500). Projected households were calculated by dividing projected population by projected household size and allocating the resulting households to AMI categories using 2023 distribution percentages.

City of Douglasville

2026 Housing Market Potential Report

Key Findings and Implications ◼ Substandard housing conditions are present but limited. About 6.8 units per 1,000 in Douglasville report incomplete kitchen facilities, slightly above county and state averages, while incomplete plumbing is below county and state levels (1.7 units per 1,000). ◼ Reliance on non-standard heating fuels is relatively low. About three percent of housing units use non-standard fuel sources such as bottled gas, fuel oil, or wood, a rate comparable to nearby cities and below county and statewide levels . ◼ Lower-income households are concentrated in the rental market. More than one-in-five Douglasville households earn below 30% of AMI, and roughly threequarters of these extremely low-income households rent rather than own, underscoring the importance of maintaining deeply affordable rental options. ◼ Tenure shifts steadily with rising income. Renters comprise the majority of households in the extremely low-, very low-, and low-income tiers, while ownership becomes more prevalent at moderate and middle incomes and dominates among upper-income households, where nearly one-third of owners are concentrated. ◼ Household growth is projected across all income levels through 2040. Total households are expected to rise to approximately 16,900 by 2030 and nearly 22,000 by 2040, with the largest absolute increases occurring among extremely low- and low-income households. ◼ Future housing demand will require a balanced strategy. Projected renter growth at incomes below 80% AMI will place continued pressure on the affordable rental market, while increases in moderate- and higher-income households will necessitate expanded homeownership opportunities to support upward mobility.

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Community Engagement The community engagement process was designed to complement quantitative analysis with direct input from residents and stakeholders, providing insight into local housing experiences, preferences, and priorities. This effort included a resident survey, stakeholder meeting, and community open house. Interactive activities and discussions to capture a range of perspectives were central to both in-person events. The findings offer valuable context on how housing challenges are experienced on the ground and help inform the development of practical, community-informed housing strategies.

Resident Survey The Douglasville Resident Housing Needs Survey was conducted between October 20, 2025, and May 20, 2026, and received 93 responses. The survey was designed to gather direct input from community members on local housing conditions, challenges, and preferences. Respondents were disproportionately homeowners and older residents, indicating that results may reflect the perspectives of those more inclined or able to participate. However, despite these limitations, the survey provides valuable qualitative insight into residents’ lived experiences. The major findings are summarized below. The complete results can be found in an appendix. ◼ Overall satisfaction remains high: Approximately 64% of respondents reported being either very satisfied or satisfied with their current housing situation, suggesting generally positive baseline conditions among participants. ◼ Quality-of-life factors drive location preference: The most frequently cited reasons for wanting to live in Douglasville were its community atmosphere, to live near family or friends, housing affordability, and perception of safe neighborhoods, reinforcing the importance of both economic and social factors in residential choice. ◼ Short-term housing stability appears relatively strong: About 81% of respondents indicated they were very confident or somewhat confident in their ability to meet upcoming housing payments, pointing to a degree of near -term financial stability among surveyed residents. ◼ Affordability pressures persist for a subset of residents: Despite overall stability, 47% of respondents identified housing costs as a major source of stress, with 40% reporting reduced spending on essential needs such as food, medicine, or other basic goods.

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2026 Housing Market Potential Report ◼ Demand for greater housing diversity: Roughly 91% of respondents indicated it was at least somewhat important for Douglasville to offer a wider range of housing options. 57% noted it is very important to offer more housing options, signaling strong support for policies that expand the housing mix. ◼ Preference for a mix of housing types: While single-family homes were the most favored housing type (69%), respondents also expressed interest in duplexes, triplexes, townhomes (29%), condominiums (27%), and ADUs/tiny homes/manufactured housing (21%), suggesting openness to more diverse and attainable housing forms. ◼ Affordability challenges dominate resident concerns: The most commonly cited housing challenges included the inability of younger households to afford homeownership (57%), as well as the broader unaffordability of both ownership (44%) and rental housing (31%), pointing to systemic affordability barriers. ◼ High level of concern about homelessness: Roughly 91% of respondents reported being very concerned, concerned, or somewhat concerned about homelessness in Douglasville, indicating strong community awareness and concern regarding housing instability.

Stakeholder Engagement Meeting On October 21, 2025, the project team held a stakeholder engagement meeting at Jessie Davis Park Community Center with various stakeholders including city officials, housing developers, and local planning staff. The goal of the meeting was to share preliminary data findings, assess local strengths, weaknesses, opportunities, and threats, and capture input on potential housing policy solutions as well as understand the community’s outlook on what successful housing efforts

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look like. Participants described these “housing wins” as including the addition of “missing middle” and other diverse housing types, fostering a strong sense of community and creating a destination, supporting sustainable and continued growth, and expanding opportunities for affordable and attainable homeownership.

SWOT Analysis A SWOT (Strengths, Weaknesses, Opportunities, Threats) Analysis is a strategic tool for identifying the internal and external attributes of a project or idea, which helps to provide a framework for planning initiatives. For this analysis, participants were asked to list the strengths, weaknesses, opportunities and threats pertaining to housing efforts and resources in their community.

Strengths Participants recognized diversity, location, leadership, and development as overall strengths. They noted the city’s growth potential as the population is diverse and well positioned along major transit corridors with access to Atlanta. Many participants also noted that the City’s leadership and vision for the community aligns with their needs and goals, and existing and planned infrastructure improvements will better their community. Many participants highlighted key development strengths, including lower land costs relative to much of the Atlanta metro area and a supportive environment for local businesses.

Weaknesses Fewer weaknesses stood out to participants, though land availability, development obstacles, affordability challenges, and fluctuating market conditions were major concerns throughout the activity. Participants noted outdated zoning regulations and development regulations (such as building height limits and square foot minimums), a lack of walkability and alternative transportation modes, and decreasing land availability as major development obstacles, while stagnant income levels and post-recession housing challenges remain as concerns for the community. Affordability was cited as a major concern, as well as a lack of access to necessary amenities such as schools, jobs, and restaurants.

City of Douglasville

2026 Housing Market Potential Report

Opportunities Attendees recognized various opportunities for housing, including utilizing financial tools like grants and tax allocation districts for housing, increasing the City’s offering of highpaying jobs and entertainment, and improving current transportation and trails systems. Lastly, participants cited the use of development incentives, public-private partnerships, and adaptive reuse of aging industrial and commercial properties as a way to increase the housing supply, indicating an enthusiastic outlook on where and how housing can be successfully developed in Douglasville.

Threats Participants identified several threats, including resistance to change among some current residents, population growth coupled with a perceived increase in crime, and political opposition or gridlock among elected officials. While participants noted a number of strengths and opportunities for future development, they also emphasized both real and perceived barriers facing developers, such as supply chain and financing challenges, a lack of diverse new construction, and limited support for local developers. Broader economic concerns were also raised, including shifts in the job market, recessionary fears, and a potentially weakening tax base.

Stakeholder Housing Types Activity An interactive exercise conducted during the stakeholder meeting invited participants to place dots on a board to indicate their preferred housing types. Options included duplexes, triplexes, townhomes, cottage clusters, twostory apartments, three-story apartments, four-story apartments, and accessory dwelling units (ADUs). Among the eight housing types presented, cottage clusters and ADUs received the strongest support, with 14 and 9 votes, respectively. This pattern suggests a preference for smaller-scale, lower-profile forms of housing

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that can expand affordability while maintaining neighborhood character. Townhomes also received notable support (7 votes), indicating general openness to moderate -density options. In contrast, participants expressed more limited support for duplexes, tripl exes, and mid-density apartment buildings, indicating a more cautious stance toward higherdensity development.

Stakeholder Housing Perspectives Activity Another activity presented participants with eight statements related to Douglasville’s current housing conditions and potential policy approaches, asking them to indicate whether they agreed, disagreed, or were unsure. The most widely supported statement was that Douglasville needs more housing options tailored to young families, professionals, and the workforce population (12 votes). The next highest levels of agreement (9 votes each) were for statements indicating that allowing accessory dwelling units (ADUs) could help expand the local housing supply and that additional housing options are needed to support multigenerational living. These findings align with the housing type preference activity, where ADUs, cottage clusters, and townhomes emerged as the most favored options. The two statements receiving the highest

City of Douglasville

2026 Housing Market Potential Report levels of disagreement (8 votes each) were that Douglasville’s current housing stock is generally high quality and that diverse housing types are well distributed across the community. These responses reinforce the identified need for a broader mix of housing options, as well as continued investment in the maintenance and preservation of existing housing stock.

Community Open House On February 18, 2026, the project team hosted a community open house at the Hunter Memorial Park Community Center to share key data findings with residents and stakeholders, discuss local housing challenges, and gauge support for potential policy solutions. The team facilitated housing type and housing perspectives activities , adapted from the stakeholder meeting, to gather input on preferred housing forms and resident priorities. Following a review of the data boards and activity results, the team led a focus group discussion on preliminary policy recommendations, providing participants an opportunity to ask questions, share ideas, and evaluate potential housing strategies.

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Resident Housing Types Activity Similar to the initial stakeholder engagement meeting, the housing types activity revealed a clear preference for smaller-scale, single-family–oriented housing options. Participants most strongly favored traditional single-family detached homes, along with ADUs and cottage-style housing, suggesting interest in lower-density forms that can expand supply while maintaining neighborhood character. There was also modest support for “missing middle” options such as duplexes and triplexes, as well as targeted housing types like senior housing, indicating some openness to diversification where it meets specific community needs. In contrast, participants expressed less interest in medium-density apartments and townhomes, reinforcing a broader preference for incremental, small-scale development rather than larger, more intensive housing forms.

City of Douglasville

2026 Housing Market Potential Report

Resident Housing Perspectives Activity The housing perspectives activity revealed strong consensus that Douglasville needs additional housing options tailored to young families, professionals, and the broader workforce, along with expanded affordable housing opportunities, particularly for lower-income residents. Participants also expressed clear support for housing that accommodates multigenerational living and senior populations, reflecting evolving household needs and demographic shifts. At the same time, perceptions of the existing housing stock were more mixed. While some participants agreed that housing in Douglasville is generally high quality, others indicated uncertainty, suggesting variability in housing conditions across the community or differing experiences among residents. Participants broadly felt that the city lacks a diverse mix of housing types, reinforcing earlier findings from the housing types activity. In response, there was notable support for expanding “missing middle” housing options—such as duplexes, triplexes, and cottage-style developments—as well as accessory dwelling units (ADUs). Collectively, these responses point to a desire for a wider range of attainable housing options that can better serve households across income levels, life stages, and family structures.

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Full Resident Survey Results 1. Do you live in Douglasville or Douglas County, and/or do you work in Douglasville? a. Yes (88%) b. No (12%) 2. How long have you lived in Douglasville? a. 1-5 years (22%) b. 6-10 years (24%) c. 11-15 years (14%) d. More than 15 years (40%) 3. Do you own or rent your home? a. I rent my home or live in a home rented by another member of my household. (21%) b. I own my home or live in a home owned by another member of my household. (73%) c. Other (6%) 4. If you rent, do you plan to buy a home in Douglasville in the future? a. Yes, I plan to buy a home in Douglasville within the next two years. ( 18%) b. Yes, I plan to buy a home in Douglasville within the next three to five years. (6%) c. Yes, I plan to buy a home in Douglasville at some point, but I am not sure when. (3%) d. No, I plan to buy a home outside of Douglasville. (1%) e. No, I plan to continue to rent indefinitely, either in Douglasville or elsewhere. (1%) f. N/A (71%) 5. How long have you lived in your current housing? a. Less than one year (12%) b. 1 to 3 years (22%) c. 4 to 6 years (21%) d. 7 to 10 years (17%) e. More than 10 years (29%) 6. How satisfied are you with your current housing? a. Very satisfied (44%) b. Satisfied (21%) c. Neutral (29%) d. Dissatisfied (5%) e. Very dissatisfied (1%) 7. What are your primary reasons for wanting to live in Douglasville? (Check all that apply) a. To live near family or friends (42%)

City of Douglasville

2026 Housing Market Potential Report b. To be close to work (22%) c. Affordability of housing (41%) d. Quality of housing (21%) e. Access to job opportunities (8%) f. Quality of schools (18%) g. Safe neighborhoods (41%) h. Community atmosphere (44%) i. Other (please specify) (5%) 8. How confident are you that you (or someone else in your household) will be able to cover your upcoming housing payment on time? a. Very confident (55%) b. Somewhat confident (27%) c. Not so confident (8%) d. Not at all confident (3%) e. Don’t know/does not apply to me (8%) 9. Are housing costs a major source of stress in your life? a. Yes (47%) b. No (53%) 10. Within the past year, have you limited your consumption of food, medicine, or other essential goods to help cover housing costs? a. Yes (40%) b. No (60%) 11. Have housing costs significantly hindered your ability to do any of the following (Check all that apply)? a. Pay off non-housing debt (e.g., credit cards or student loans) (43%) b. Save for retirement (39%) c. Save for emergencies (45%) d. Pay for medical care (24%) e. Pay for education (13%) f. Pay for childcare (9%) g. Pay for transportation (16%) h. None of the above (36%) 12. How difficult was it for you to locate housing in Douglasville? a. Very difficult (7%) b. Difficult (7%) c. Somewhat difficult (39%) d. Not difficult at all (48%) 13. How satisfied are you with the overall affordability of housing in Douglasville? a. Very satisfied (13%) b. Satisfied (31%) c. Neutral (35%) d. Dissatisfied (19%) e. Very dissatisfied (3%)

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14. How satisfied are you with the overall availability of housing in Douglasville? a. Very satisfied (15%) b. Satisfied (29%) c. Neutral (37%) d. Dissatisfied (19%) e. Very dissatisfied (0%) 15. How important is it for Douglasville to offer a wider variety of housing options? a. Very important (57%) b. Important (27%) c. Somewhat important (7%) d. Not important at all (9%) 16. Which of the following housing types would you like to see Douglasville prioritize going forward (Choose no more than three responses) a. Apartments (16%) b. Condos (27%) c. Traditional single-family homes (69%) d. Duplexes, triplexes, and townhomes (29%) e. Senior/assisted living facilities (12%) f. Accessory Dwelling Units (ADUs), tiny homes, and manufactured homes (21%) g. Other (please specify) (3%) 17. What do you see as Douglasville’s top three most pressing housing issues (Choose no more than three responses) a. There is inadequate senior housing. (12%) b. Younger people cannot afford to buy homes. (57%) c. Rent is unaffordable. (31%) d. Homeownership is unaffordable. (44%) e. There is inadequate workforce housing. (9%) f. Homes are in poor condition or too old. (11%) g. Single-family homes are in short supply. (19%) h. There are not enough apartments. (0%) i. More affordable townhomes and condos are needed for purchase. (12%) j. Costs of utility services. (17%) k. Affordable homes are far from work, school, or retail centers. ( 4%) l. Affordable homes are in unsafe neighborhoods. (7%) m. Housing discrimination/fair housing. (0%) n. There are not currently any pressing issues. (3%) o. Other (please specify) (4%) 18. How concerned are you about homelessness in Douglasville? a. Very concerned (31%) b. Concerned (27%) c. Somewhat concerned (33%) d. Not at all concerned (9%)

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2026 Housing Market Potential Report 19. What is your age? a. Under 18 (0%) b. 18-24 (3%) c. 25-34 (23%) d. 35-44 (24%) e. 45-54 (19%) f. 55-64 (25%) g. 65+ (7%) 20. Within the past twelve (12) months, how much has your entire household earned in income? a. Less than $25,000 (8%) b. $25,000 to $49,999 (11%) c. $50,000 to $74,999 (13%) d. $75,000 to $99,999 (12%) e. $100,000 to $149,999 (24%) f. $150,000 to $199,999 (11%) g. $200,000 or more (13%) h. Don’t know (8%) 21. How many people live in your household (including you)? a. One (12%) b. Two (35%) c. Three (27%) d. Four (16%) e. Five or more (11%) 22. What is the highest level of education you have completed? a. Less than high school (0%) b. High school diploma or equivalent (8%) c. Some college or associate’s degree (26%) d. Bachelor’s degree (32%) e. Graduate or professional degree (30%) f. I’d rather not say (4%) 23. What is your race? a. White (23%) b. Black or African American (55%) c. Native Hawaiian or Alaskan Native (1%) d. Asian (0%) e. Native Hawaiian or Pacific Islander (0%) f. Other (4%) g. Two or more races (8%) h. I’d rather not answer (8%) 24. Are you Hispanic or Latino? a. Yes (8%) b. No (86%)

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I’d rather not say (5%)

City of Douglasville