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Perry, GA · HOUSTON COUNTY SEAT · Courthouse IN CITY · I-75 Exits 134 & 136 (US-41) · ~15 mi south of Macon · ~12 mi north of Warner Robins · Georgia National Fairgrounds & Agricenter (400+ acres; Georgia National Fair ~100,000+ visitors/10 days) · Robins AFB ~12 mi south (SCRA market) · Houston County Schools (no independent city system) · No Rent Control · O.C.G.A. §44-7-19 · Population ~16,000–17,000 · Houston County ~160,000–170,000 · 30-Day Deposit Return · 3× Bad-Faith Penalty §44-7-35(d)

Perry GA rent increase 2026 Georgia’s O.C.G.A. §44-7-19 preempts all local rent regulation statewide: “No county or municipality shall regulate in any way the amount of rent to be charged for any dwelling unit.” Perry City Council and the Houston County Board of Commissioners cannot enact rent control of any kind. Perry is the HOUSTON COUNTY SEAT — all eviction filings go to Houston County Magistrate Court IN CITY (201 Perry Pkwy, Perry GA 31069), including Warner Robins, Centerville, Byron, and unincorporated Houston County. Georgia National Fairgrounds & Agricenter (400+ acres) hosts the Georgia National Fair (early October; ~100,000+ visitors/10 days). Robins AFB (~12 mi south) drives SCRA tenant market: 50 U.S.C. §3955 termination rights are non-waivable. Houston County Schools only — no independent Perry city school system.

Perry is Houston County’s governmental and economic center: the county seat where all Houston County evictions file, county government operates, and the Georgia National Fairgrounds draws 100,000+ visitors each October. While Warner Robins (~12 mi south) is the population center, Perry’s smaller-town character draws RAFB personnel, county workers, and I-75 corridor employees — and its courthouse-in-city position means Perry landlords never leave town to file, while every Warner Robins, Centerville, and Byron landlord drives to Perry.

Perry GA 2026 rent control status: quick reference

Question Answer
Rent control in Perry? None. O.C.G.A. §44-7-19 prohibits all local rent regulation statewide. Perry City Council has no legal authority to enact any rent regulation.
Annual rent increase cap? No cap. Any amount at lease expiration; 30 days’ written notice for month-to-month tenancies.
Eviction courthouse Houston County Magistrate Court, 201 Perry Pkwy, Perry GA 31069 — IN CITY. Perry is the Houston County seat; Perry landlords file in their own city. All Houston County addresses (Warner Robins, Centerville, Byron) also file here.
SCRA market? Yes — active SCRA market. Robins AFB ~12 mi south via GA-247 (25,000+ workers). Many RAFB personnel choose Perry for smaller-town character. SCRA termination rights (50 U.S.C. §3955) are non-waivable in any lease.
School system Houston County Schools only. No independent Perry city school system. Single unified countywide district. All Perry and Houston County properties use the same district.
Georgia National Fairgrounds 400+ acres IN CITY. Georgia National Fair (early October, ~100,000+ visitors/10 days); Georgia National Rodeo; horse shows; 4-H events; year-round operations. Major Perry economic driver.
I-75 corridor position Exits 134 & 136 (US-41): ~15 mi south of Macon; ~12 mi north of Warner Robins. Direct I-75 access to Macon employment and RAFB via GA-247/I-75.
Pre-filing eviction notice? No statutory minimum (O.C.G.A. §44-7-50). Standard practice: 3–7 day demand letter. Tenant has 7 days to answer after filing (§44-7-51).
Security deposit cap? No amount cap. Georgia RLTA §44-7-30; Perry market practice 1–2 months’ rent.
Move-in inventory checklist? Mandatory (O.C.G.A. §44-7-33). Failure = conclusively presumed liable for all damage; no deposit deductions allowed. Cannot be rebutted by photos or testimony.
Deposit return deadline? 30 days from lease termination and receipt of tenant’s forwarding address, with itemized statement (§44-7-34).

O.C.G.A. §44-7-19 — Georgia’s absolute rent preemption in Perry and Houston County

“No county or municipality shall regulate in any way the amount of rent to be charged for any dwelling unit.”

O.C.G.A. §44-7-19 (Georgia General Assembly)

Perry City Council and the Houston County Board of Commissioners are legally incapable of enacting rent caps, stabilization formulas, or any other form of rent regulation without first repealing §44-7-19. No emergency exception, no sunset clause, no carve-out. In 2026 there is no pending legislation to repeal §44-7-19. Perry landlords may raise rent by any amount at lease expiration; 30 days’ written notice required for month-to-month tenancies (O.C.G.A. §44-7-7).

Perry GA as the Houston County seat: the courthouse-in-city advantage

Perry is the Houston County seat and the Houston County Magistrate Court is at 201 Perry Pkwy, Perry GA 31069 — inside Perry city limits. Perry landlords file dispossessory actions without leaving town. Warner Robins, Centerville, Byron, and unincorporated Houston County landlords all drive to Perry to file.

Houston County address Drive to courthouse Filing status
Perry GA (Houston County seat) In city — zero travel Home-court advantage; landlords file in own city
Warner Robins GA (population center, ~12 mi south) ~12 mi north on US-41 or I-75 Warner Robins landlords drive to Perry to file
Centerville, Byron, unincorporated Houston County ~10–20 mi depending on location All Houston County landlords file at 201 Perry Pkwy, Perry GA 31069

All Houston County filings go to the same courthouse regardless of city. There is no separate Warner Robins court and no split jurisdiction within Houston County.

Robins AFB and the SCRA market: what Perry landlords must know

Robins AFB (25,000+ workers; ~12 mi south via GA-247) is Houston County’s largest employer. Many RAFB personnel choose Perry over Warner Robins for its smaller-town character. The Servicemembers Civil Relief Act (50 U.S.C. §3955) gives active-duty tenants non-waivable lease termination rights:

  • PCS or deployment termination: Active-duty servicemember with PCS orders or 90+ day deployment orders may terminate any lease with 30 days’ written notice plus a copy of orders — effective 30 days after the next rent due date. No landlord consent required.
  • SCRA waivers are void: Any lease clause waiving SCRA termination rights or imposing an early termination fee in lieu of SCRA termination is void and unenforceable under federal law.
  • No penalty for SCRA termination: No early termination fee, liquidated damages, or other penalty is permissible when a servicemember terminates pursuant to SCRA.
  • Deposit on SCRA termination: Normal Georgia RLTA deposit rules apply (§44-7-34): 30-day return with itemized statement after termination AND receipt of forwarding address.
  • Plan for the rate: In a Perry RAFB-exposure portfolio, expect approximately 1–3 SCRA terminations per 20 leases per year. Factor into vacancy planning for 12-month leases.

Georgia National Fairgrounds & Agricenter: the Perry rental market wildcard

The Georgia National Fairgrounds & Agricenter (400+ acres, I-75 Exit 134, Perry GA 31069) hosts the Georgia National Fair (early October, 10 days, ~100,000+ visitors), the Georgia National Rodeo, major horse shows, 4-H events, and year-round agricultural exhibitions. Key implications for Perry landlords:

  • Fair season reduces long-term supply: During fair week some property owners convert units to STR, temporarily contracting long-term supply — a mild net positive for long-term landlords not seeking to re-lease in October.
  • Do not price annual leases on fair-week STR data: Fair-week STR rates ($200–$500+/night) bear no relationship to annual long-term lease pricing ($750–$1,450/month for comparable units). Use long-term comps only.
  • Avoid early-October lease expirations: Aim for spring or summer lease-end dates to maximize re-leasing activity in the normal residential market.
  • Year-round fairgrounds employment: Administration, grounds crew, event operations, and facility staff are year-round Perry residents representing stable 1BR–2BR demand at $750–$1,300/month.

Perry GA on I-75: market positioning between Macon and Warner Robins

Perry at I-75 Exits 134 and 136 (US-41) is approximately 15 miles south of Macon and 12 miles north of Warner Robins — commutable to both major employment centers while maintaining a smaller-town residential character distinct from either city.

City I-75 position / distance from Perry 3BR SFR range (2026) Differentiator vs. Perry
Perry GA (Houston County seat) Exits 134 & 136 — baseline $1,100–$1,450 Houston County courthouse IN CITY; Georgia National Fairgrounds; smaller-town RAFB commuter market
Warner Robins GA (population center) ~12 mi south via I-75/US-41/GA-247 $950–$1,400 RAFB directly adjacent; larger market; all filings at Perry courthouse; more commercial services
Macon GA (Bibb County seat) ~15 mi north via I-75/I-16/I-475 $900–$1,250 Mercer University; Navicent Health; lower baseline rents in non-university areas; Bibb County courthouse in Macon
Forsyth GA (Monroe County seat) I-75 Exit 186, ~30 mi north $1,200–$1,650 Monroe County seat; courthouse in Forsyth; Piedmont Monroe Medical Center; no RAFB market; Atlanta commuter draw
Centerville GA (Houston County) ~10–15 mi south near Warner Robins $950–$1,300 RAFB adjacent; Houston County; all dispossessory filings in Perry; similar SCRA market to Perry

Perry prices 5–10% below Warner Robins for comparable units: smaller-town character, lower density, greater RAFB distance. County-seat governmental employment partially offsets RAFB proximity advantage.

Major employers accessible from Perry GA: the rental demand pool

Employer Location Distance / route Rental demand type
Robins Air Force Base (RAFB) Warner Robins GA (Houston County) ~12 mi south via GA-247 / I-75 Military/DOD/contractors; 25,000+ workers; $40K–$180K+. SCRA market; BAH-supported budgets support upper-end SFR range. Perry preferred for smaller-town character over Warner Robins.
Houston Healthcare (Houston Medical Center) Warner Robins GA (~12 mi south) ~12 mi south; ~15–20 min Nurses $55K–$95K; physicians $200K+; allied health $30K–$60K. I-75/US-41 corridor workers choose Perry or Warner Robins. Year-round stable demand.
Houston County Schools Perry GA (HQ) + countywide HQ in Perry; schools countywide Teachers $44K–$72K; support $28K–$48K. Largest stable government employer in Houston County; year-round demand, low vacancy risk.
Houston County government / courts Perry GA (county seat, in-city) In Perry Commissioners, sheriff, courts, planning, tax assessor: $35K–$90K. County seat drives in-city 1BR–3BR demand.
Georgia National Fairgrounds & Agricenter Perry GA (in-city, 400+ acres) In Perry — zero commute Year-round admin, grounds, facility, event staff. Rodeo, horse shows, 4-H, trade shows. Stable 1BR–2BR employment demand year-round.
I-75 logistics / distribution Houston County industrial (I-75 corridor) ~5–15 min via I-75/US-41 Distribution workers: $30K–$55K. Working-class 1BR–2BR demand at $750–$1,100/month.
Agriculture / agribusiness Houston County rural areas Varies Farm operators, processing: $25K–$50K. Rural SFR demand; seasonal fluctuation near county lines; lower rent tolerance.
Perry municipal government / public safety Perry GA (in-city) In Perry Police, fire, city admin: $35K–$70K. Reliable in-city demand; stable tenure = lower turnover risk.

2026 rental market: rent ranges in Perry GA

Unit type Monthly rent range (2026) Notes
Studio / efficiency $600–$800 Limited supply (~16,000–17,000 city pop); older stock; service workers and single government employees
1BR $750–$1,000 Fairgrounds staff; county employees; I-75 logistics workers; single RAFB junior enlisted; steady year-round demand
2BR $950–$1,300 RAFB couples; teacher households; healthcare workers commuting to Warner Robins; county employee families
3BR SFR $1,100–$1,450 RAFB NCO/officer families (BAH-supported); teacher and administrator families; Houston County government staff; main-market segment
4BR SFR $1,350–$1,850 RAFB senior officer/civilian households; physician/administrator families; limited inventory; BAH eligibility supports upper end
STR (fair season, early October) Do not use for long-term pricing Fair-week STR rates ($200–$500+/night) are not comparable to annual long-term lease pricing. Price long-term units on long-term comps only.
vs. Warner Robins GA –5–10% Perry smaller-town character and greater RAFB distance = slight discount vs. Warner Robins for comparable units
vs. Macon GA +$100–$300/month Perry county-seat premium; suburban SFR supply; Macon non-university areas have lower baseline

10 costliest mistakes Perry GA landlords make in 2026

  1. Not knowing SCRA for the Robins AFB market. 50 U.S.C. §3955: active-duty servicemember with PCS or 90+ day deployment orders may terminate any lease with 30 days’ written notice plus orders. SCRA waivers in leases are void; charging an early termination fee instead of honoring SCRA is federal liability. Plan for 1–3 SCRA terminations per 20 leases/year in an RAFB-exposure portfolio.
  2. Pricing annual leases on Georgia National Fair STR data. Fair-week STR rates ($200–$500+/night) are not comparable to annual long-term lease pricing ($1,100–$1,450/month for a 3BR SFR). Use long-term market comps only; over-pricing creates vacancy.
  3. Skipping the move-in inventory checklist (§44-7-33). Failure to execute a signed checklist at move-in = conclusive irrebuttable presumption of landlord liability for all damage. No photos, no testimony, no evidence can overcome it; no deposit deductions permitted.
  4. Missing the 30-day deposit return deadline (§44-7-34). 30 days from termination AND forwarding address receipt; itemized statement required. Missing the deadline risks 3× treble damages plus attorney fees (§44-7-35(d)). Calendar forwarding address receipt date, not just lease end date.
  5. Advertising “Perry City Schools” — does not exist. All Perry and Houston County properties are served by Houston County Schools (single unified countywide district). Misrepresenting school affiliation is a fair housing risk.
  6. Confusing Perry (county seat) with Warner Robins (population center). All Houston County evictions file in Perry. Warner Robins (~75,000–80,000 pop.) is 12 miles south; pricing Perry at Warner Robins rates overstates Perry’s ceiling by 5–10%.
  7. Not verifying Houston County jurisdiction near county lines. Houston County borders Peach, Crawford, Twiggs, Bibb, Jones, Pulaski, and Dooly. Verify any rural parcel at the Houston County Tax Assessor. Wrong county = wrong courthouse = dismissal.
  8. Attempting self-help eviction. Lockouts, utility shutoffs, or removing belongings without a court order are criminal under O.C.G.A. §44-7-14.1. File at Houston County Magistrate Court, 201 Perry Pkwy, Perry GA 31069.
  9. Using a generic national lease without Georgia RLTA provisions. Generic templates omit §44-7-33 checklist language, deposit return procedure (§44-7-34), landlord disclosure (§44-7-3), and SCRA acknowledgment. Use a Georgia-specific form reviewed by a licensed attorney.
  10. Not accounting for seasonal demand in rural Houston County. Rural SFRs near Peach, Crawford, or Twiggs county lines may see seasonal agricultural worker demand. Price and time annual leases accordingly; in-city Perry is year-round stable.

Perry GA landlord compliance checklist: 12 steps

  1. Verify Houston County jurisdiction. Houston County Tax Assessor (houston.qpublic.net). Rural parcels near Peach, Crawford, Twiggs, Bibb, Jones, Pulaski, or Dooly county lines need specific verification. Wrong county = wrong courthouse.
  2. Confirm Houston County Schools school zone. Single countywide district; no independent Perry city school system. Verify assignment at Houston County Schools district office. Never advertise “Perry City Schools.”
  3. Execute a written Georgia-compliant lease. O.C.G.A. §44-7-2; Georgia-specific form; licensed attorney review; landlord identity and address (§44-7-3); SCRA acknowledgment for military tenants.
  4. Collect security deposit per §44-7-30. No statutory cap; 1–2 months’ market practice. Dated written receipt; do not co-mingle.
  5. Complete and execute move-in inventory checklist (§44-7-33). Both parties sign; landlord keeps original; tenant receives copy. Failure = conclusive irrebuttable presumption of landlord liability; no deposit deductions permitted regardless of evidence.
  6. Document with date-stamped photographs at move-in. All rooms, exterior, garage, outbuildings. Store securely; cloud backup recommended for RAFB-market tenants (SCRA terminations are sudden).
  7. Provide required landlord disclosure. Landlord identity and mailing address in lease (O.C.G.A. §44-7-3).
  8. Serve written notice for month-to-month rent increases. 30 days’ written notice (§44-7-7); no increase cap under §44-7-19; certified mail for proof of service.
  9. Price for the correct Perry market segment. RAFB/military: BAH-supported, price at range ceiling. County/school staff: mid-range, stable. Fairgrounds and logistics workers: 1BR–2BR affordability. No fair-week STR pricing for annual leases.
  10. Return deposit within 30 days with itemized statement (§44-7-34). 30 days from termination AND forwarding address receipt. 3× treble damages risk (§44-7-35(d)) if late or without itemization.
  11. Check for Perry city ordinances on rental registration or STR licensing. No rent control; verify at Perry City Clerk’s office. STR permitting near Georgia National Fairgrounds may apply.
  12. File dispossessory at Houston County Magistrate Court if needed. 201 Perry Pkwy, Perry GA 31069; filing fee ~$80–$100; tenant 7 days to answer (§44-7-51); uncontested ~3–5 weeks. No self-help eviction (§44-7-14.1).

Frequently asked questions: Perry GA landlords 2026

Where do Perry GA landlords file evictions?

Houston County Magistrate Court, 201 Perry Pkwy, Perry GA 31069 — in-city courthouse (Perry is the Houston County seat). Filing fee ~$80–$100; tenant has 7 days to answer (§44-7-51); uncontested ~3–5 weeks. All other Houston County landlords — Warner Robins, Centerville, Byron, unincorporated Houston County — also file at this same Perry courthouse.

Does Perry GA have rent control in 2026?

No — O.C.G.A. §44-7-19: “No county or municipality shall regulate in any way the amount of rent to be charged for any dwelling unit.” Perry City Council and the Houston County Board of Commissioners have no legal authority to enact rent regulation of any kind. In 2026 there is no pending legislation to repeal §44-7-19.

How does the Georgia National Fairgrounds affect Perry’s rental market?

The Georgia National Fair (early October; ~100,000+ visitors/10 days) creates a fair-season STR demand surge that temporarily removes long-term inventory from supply — a mild net positive for long-term landlords not re-leasing in October. Do not price annual leases on fair-week STR rates ($200–$500+/night); the year-round long-term market is stable at $750–$1,450/month. Aim for spring or summer lease expirations; avoid early-October turnover dates.

What are SCRA rights for Robins AFB tenants in Perry?

Active-duty servicemembers (50 U.S.C. §3955): PCS orders or 90+ day deployment orders allow lease termination with 30 days’ written notice plus orders — effective 30 days after the next rent due date. SCRA termination rights cannot be waived in any lease; early termination fees in lieu of SCRA are void and unenforceable. Expect ~1–3 SCRA terminations per 20 leases/year in a Perry RAFB-exposure portfolio.

What are 2026 rent ranges in Perry GA?

Studio $600–$800; 1BR $750–$1,000; 2BR $950–$1,300; 3BR SFR $1,100–$1,450; 4BR SFR $1,350–$1,850. Perry is 5–10% below comparable Warner Robins units. Year-round long-term market is stable; do not price on fair-week STR data.

What is the dispossessory timeline in Houston County?

Demand letter (standard 3–7 days; no statutory minimum) → file Houston County Magistrate Court, 201 Perry Pkwy, Perry GA 31069 (~$80–$100) → tenant 7 days to answer (§44-7-51) → hearing or default → writ of possession. Total uncontested: ~3–5 weeks. Self-help eviction is a criminal offense under §44-7-14.1. All Houston County landlords file at this same Perry courthouse.

Related Georgia landlord resources

  • Warner Robins GA rent increase 2026 — Houston County; Robins AFB directly adjacent; population center (~75,000–80,000); ~12 mi south of Perry; all Houston County dispossessory filings go to Perry courthouse; non-county-seat market
  • Centerville GA rent increase 2026 — Houston County; Warner Robins adjacent; RAFB commuter market; similar SCRA tenant base to Perry; all dispossessory filings in Perry
  • Macon GA rent increase 2026 — Bibb County seat; ~15 mi north of Perry via I-75; Mercer University; Navicent Health; I-475/I-16; larger city; Bibb County courthouse in Macon
  • Forsyth GA rent increase 2026 — Monroe County seat; I-75 Exit 186; ~30 mi north of Perry; courthouse IN CITY; Piedmont Monroe Medical Center; Monroe County Schools; no RAFB market
  • RentCeiling blog — Georgia landlord guides by county cluster