McIntosh County, Georgia Housing Market

Median Sale Price

$370,000

—

Active Inventory

117

Days on Market

120 days

Price Drops

26.5%

Single-Family vs. Condo

Source: Redfin (property-type breakdown)

Single-Family Median

$357,500

+35.3% YoY

Condo / Co-op Median

$780,000

SFR vs. Condo YoY Gap

-116.3%

condos outperforming SFR

DOM: SFR vs. Condo

118d / 197d

SFR / Condo

Buyer vs. Seller Market Indicators

Latest month — Redfin

Months of Supply

7.8 mo

Buyer market

Inventory ÷ monthly sales. Below 3 = strong seller market; 3-6 balanced; above 6 = buyer market.

Sale-to-List Ratio

96.1%

Below asking

Median closing price ÷ original list price. Above 100% = homes routinely closing above asking.

% Sold Above List

Buyer-favorable

Share of closed sales priced above asking. The single cleanest read on bidder competition.

What does your sqft target cost in McIntosh County, Georgia?

$208/sqft median (Redfin)

Square footage 2,000 sqft

Bedrooms +$0 adj

Bathrooms +$0 adj

Lot size optional

Estimated price

$416,323

Above median (+13% vs median)

Region median

$370,000

all homes

Price-tier reverse lookup — what sqft does each price band buy?

$600,000

≈ 2,882 sqft

$1,200,000

≈ 5,765 sqft

$2,000,000

≈ 9,608 sqft

$5,000,000

≈ 24,020 sqft

Estimate = (median $/sqft × your sqft) + bed/bath/lot adjustments. Bed and bath adjustments use Appraisal Institute / Fannie Mae standard rules of thumb (~$15K/extra bedroom, ~$20K/extra bathroom vs. a 3bd/2ba baseline; half-bath = half adj). Lot premium is a $1.50/sqft heuristic beyond a 6,000 sqft baseline — accuracy varies sharply by urban infill vs. acreage market. Quality, condition, year built, and HOA are not modeled here. For a deeper county-level hedonic AVM, see AVM Lite.

Rent + invest vs. buy + own — backtested

15-yr rolling history · S&P 500

Property type:

Home price

Monthly rent

Down %

Rate %

Property tax %

Insurance / yr

Maintenance %

HOA / mo

Home appreciation %

Rent inflation %

Horizon (yrs)

Invest in

After-tax mode (MID, SALT, LTCG, Sec 121) Show inflation-adjusted (real) side-by-side VA loan (0% down, no PMI, funding fee)

BUY + OWN

Median ending wealth $325K $198K real

Net gain on $85K upfront: $240K

Range: $325K → $325K

Wealth = home value (appreciated at 3%/yr) − remaining mortgage − 6% selling cost. Gain = wealth − upfront. Leveraged appreciation on full $370K asset comes from the 20% down.

RENT + INVEST

Median ending portfolio $872K $644K real

Net gain on $310K contributed: $562K

Range: $406K → $2.21M

Same upfront cash + each year's (own − rent) surplus invested in S&P 500 at actual annual returns. Median renter contributed $310K total.

Median wealth delta: $547K in favor of RENT + INVEST

What if you'd started in a recent year? (most-recent 15yr window: 2011–2025)

Window	Buy wealth	Buy gain	Rent wealth	Rent gain	Wealth delta
2011–2025	$325K	$240K	$1.26M	$955K	$940K rent
2010–2024	$325K	$240K	$1.29M	$981K	$966K rent
2009–2023	$325K	$240K	$1.23M	$923K	$908K rent
2008–2022	$325K	$240K	$875K	$565K	$550K rent
2007–2021	$325K	$240K	$1.13M	$824K	$809K rent
2006–2020	$325K	$240K	$969K	$659K	$644K rent
2005–2019	$325K	$240K	$872K	$562K	$547K rent
2004–2018	$325K	$240K	$718K	$408K	$393K rent

Educational tool, not investment or real-estate advice. Past performance does not guarantee future results. Backtests use actual annual total returns including dividends from S&P 500 (Damodaran (NYU Stern) annual total return (with dividends), 1957-present.).

Buyer model: 30-yr fixed mortgage, P&I + property tax + insurance + maintenance (1% of value/yr) + HOA. Selling cost = 6%. Investor model: down payment + annual cashflow surplus invested in the chosen index at that calendar year's actual return.

Tax model: pre-tax comparison. Toggle "after-tax mode" to apply MID, SALT, LTCG, and the Sec 121 capital-gains exclusion.

This calculator does not adjust for: PMI (assumed 20%+ down), differential transaction costs by state, lifestyle factors (commute, schools, kids), illiquidity / forced-sale risk, or insurance availability constraints (e.g., FL/CA wildfire). Consult a fiduciary advisor and tax professional before acting on any of this.

Market Pressure Signals

Derived from Redfin trend

Inventory vs. Long-Term Avg

+37.2%

surplus — buyer leverage

DOM vs. 24-Mo Avg

+35.3%

currently 120 days

Long-Term Avg Inventory

Long-Term Avg DOM

89 days

Mortgage & Price Stress

State HPI + national delinquency

State HPI YoY

+2.9%

positive — appreciating

State HPI vs. Peak

0.0%

at or near peak peak 2025-10-01

National Mortgage Delinquency

1.89%

benchmark — 2026-01-01 county-grain delinquency requires paid data

State-grain HPI YoY + drawdown from peak is the cleanest free price-stress proxy. The national delinquency rate gives the macro mortgage-stress backdrop. True county-level mortgage delinquency lives in paid datasets (MBA NDS, CoreLogic LP).

Value Ratios

Median home price ÷ county median income

Value / Income

7.3×

severely overvalued

Median Household Income

$50,348

Census ACS B19013

Historically affordable markets sit at 3–4× income; over 5× is stretched, over 6× is severely overvalued. Lower ratios point to bargain opportunities.

Housing Stock & Owners

Census ACS 5-year (B19013, B01003, B25002, B25003, B25034, B25007)

Population

11,187

total residents

Total Housing Units

6,796

all units, occupied + vacant

Vacancy Rate

29.6%

high vacancy

Homeownership Rate

80.2%

of occupied units owner-occupied

Boomer Owners (65+)

40.0%

of homeowner households

Millennial / Gen-X Owners (35-54)

6.2%

of homeowner households

Pre-1949 Housing Stock

5.5%

structures built before 1949

When boomer-owner share is high, expect more inventory hitting the market over the next decade as homes transition. High vacancy + high old-stock often signals deferred-maintenance markets where buyers can negotiate.

Net Migration (IRS Tax Returns)

IRS Statistics of Income — Migration Data

Net Migration

+98

gaining people (2022–2023)

Inbound Returns

160

320 people moved in

Outbound Returns

113

222 people moved out

Net Returns

+47

household-filer basis

Top 5 Origins (where movers came from)

Glynn, Georgia — 129 returns
Chatham, Georgia — 31 returns

Top 5 Destinations (where movers went)

Glynn, Georgia — 93 returns
Chatham, Georgia — 20 returns

IRS Statistics of Income tracks county-to-county migration via tax-return change-of-address. Net migration uses the exemption count (a proxy for people, including dependents). True net flow can lag by 1–2 years vs. real-time movements.

Who's Moving In (Census ACS)

Source: Census ACS B07001 (5-year)

Inbound Movers (1 yr)

437

3.92% of pop. — moved here from outside the county

From Other States

0.8% of pop. — interstate inbound

From Abroad

moved into the county from outside the U.S.

Same House 1 Year Ago

94%

stable residents

Census ACS asks where people lived 1 year ago, so this counts inbound movers but does not show outbound — true net migration would require IRS SOI parsing.

Trends

Up to 5 years of monthly data

Median Sale Price

Trailing 12 months

Active Inventory

Trailing 12 months

Days on Market

Trailing 12 months

Looking for state-level data? See Georgia statewide stats →

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