McIntosh County, Georgia Housing Market

📝 Local Market Notes

McIntosh County, Georgia, exhibits characteristics of a balanced market leaning slightly toward buyers, driven by affordable entry points and sustained demand. The price-to-income ratio of 3.63 is marginally above the national average of 3.20, yet the price-to-rent ratio of 19.0 is nearly identical to the national benchmark of 18.7, indicating that purchasing costs are not disproportionately high relative to renting. With an owner-occupancy rate of 80.0% and median home values 19.8% below the national average, the county remains accessible compared to broader U.S. trends. The market’s stability is further supported by a median household income of $50,273, which, while 26.1% below the national mean, aligns with the local wage structure where the average weekly wage is $776. Trend analysis reveals a significant acceleration in home values following a 19.3% surge in 2020, moderating to a 5.1% year-over-year increase in 2024. This deceleration from peak growth suggests a maturing market rather than a speculative bubble, as values have consistently outpaced rent growth. The median gross rent of $800 represents a 19.1% burden on household income, slightly exceeding the national average of 17.2%, which may incentivize homeownership for those with stable employment. Notably, the housing supply remains constrained, with 106 new single-family units authorized in 2025 and zero multi-family permits, limiting rental expansion and potentially sustaining price pressure. Economic fundamentals provide a mixed but stable backdrop for this small county of 11,312 residents. Total employment stands at 1,248 jobs across 231 establishments, a modest base that supports local demand but offers limited diversification. Migration data indicates a net inflow of 480 tax filers between 2021 and 2022, with incoming residents earning an average of $62,276, slightly higher than those leaving at $59,518, suggesting an influx of relatively higher-income households. However, the current 30-year fixed mortgage rate of 7.40% significantly impacts purchasing power, raising monthly debt service costs for prospective buyers. For potential stakeholders, the combination of limited new supply, positive net migration, and moderating price growth creates a competitive environment where timing is critical. The divergence between strong price appreciation and modest rent growth highlights a shifting preference toward equity accumulation, while the high mortgage rate serves as a primary check on demand, keeping the market from overheating despite favorable demographic trends.

Based on U.S. Census ACS 2024 5-Year Estimates.