ATLANTA, Ga. (WRDW/WAGT) – Georgia is losing its affordable housing supply fast.
Advocates say a broken property tax system is quietly pushing thousands of units out of reach.
Developers say this has become a statewide emergency. They argue affordable housing meant to support working families is being taxed like high-end apartments, and across Georgia, the math simply doesn’t work.
Demand for affordable housing is climbing and supply is shrinking statewide. According to a Harvard University study, Georgia has lost more than 67,000 affordable rental units in just three years, one of the steepest declines in the country.
Developers say one major reason is property taxes.
“Our rents are capped. We’re being taxed like our rents are not capped,” said Nick Anderson with Dominium.
Most affordable housing in Georgia is built through the Low-Income Housing Tax Credit program. Developers agree to keep rents affordable for decades. In exchange, they operate on razor-thin margins.
But in some Georgia counties, property taxes now consume 25% to 50% of total revenue. Anderson said that means they lose money and can’t afford to stay open.
Despite a grim start, 2026 could bring a decrease in killings if the trend follows last year: Homicides in Richmond County fell 33% last year from the year before.
“Without affordable housing, employers can’t find employees because there aren’t places people can afford to live. This is critical infrastructure,” Anderson said.
Developers warn if taxes keep rising, projects will stall. Investors will walk away. And families will have fewer, if any, options.
The president of the Georgia Affordable Housing Coalition suggested potential fixes ranging from clearer guidance to statewide reforms. The Department of Revenue and the Georgia Association of Tax Officials did not respond to requests for comment.
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