Coffee County, Georgia Eviction Risk: Very Low

Coffee County, Georgia carries a 2.4/10 Moderate eviction-risk score, placing it in the higher-risk third of the state, with 51 of Georgia eviction laws's 159 counties scoring above it and 107 scoring below. That positioning matters to investors: you are looking at a market where renter-household stress runs measurably higher than the state norm, yet conditions fall short of the most volatile urban cores. With an average rent of $665 and a rent-burden rate of 30.7% of income, a meaningful share of Coffee County's tenant base is operating with little financial cushion.

The county's four incorporated cities span a tight but real range, from 2.1 to 2.9 out of 10. That 0.4-point spread may look narrow on paper, but at a county-wide renter share of 48.2% and a poverty rate of 27.6%, even small score differences reflect meaningfully different operating environments at the street level. Landlords with portfolios spread across multiple Coffee County communities will want to track each city separately rather than rely on the county average.

The cities inside Coffee County

Douglas, the county seat and by far the largest city at a population of 11,749, carries the highest risk score in the county at 4.6/10. Its sheer size drives the bulk of the county's rental activity, so concentration there means accepting above-average exposure. Broxton, with a population of 1,031, sits at 2.1/10, essentially matching the county average, while Ambrose scores 2.9/10 against a smaller population base of 382.

The lowest-risk city in the county is Broxton, population 3,434, at 2.1/10. That score is still solidly in the Moderate band, not a clean-slate low-risk market, but it does represent meaningfully less pressure than Douglas. Investors treating Coffee County as a single underwriting block will miss that distinction. Risk here is hyper-local, varying noticeably even across communities separated by only a few miles of South Georgia highway.

State-level laws that apply here

Under Georgia eviction law governed by O.C.G.A. § 44-7 (Landlord and Tenant), Coffee County landlords follow statewide rules with no local modifications. For nonpayment of rent or a material lease violation, the required notice period is 3 days under O.C.G.A. § 44-7-50. A no-cause holdover requires a substantially longer 60-day notice under O.C.G.A. § 44-7-7, and end-of-lease terminations require no additional notice beyond the lease terms. Georgia does not require just cause for eviction, and the state actively preempts local rent control under O.C.G.A. § 44-7-19, so no rent cap applies in Coffee County.

On costs, the Georgia eviction process carries filing fees ranging from $60 to $250, sheriff lockout fees from $25 to $100, and attorney fees from $500 to $3,000 depending on case complexity. Uncontested cases typically resolve in 14 to 30 days; contested matters can run 45 to 90 days. Understanding Georgia eviction costs before a tenant goes delinquent, and knowing the full picture on Georgia security deposit limits, helps landlords size their reserve requirements accurately.

With a county-wide poverty rate of 27.6% and nearly half of all households renting, Coffee County's eviction-risk profile is driven by structural tenant-side financial pressure rather than regulatory headwinds. The city grid above breaks down each community's individual score so you can calibrate underwriting at the asset level.