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Terrell County, Georgia

Single-family vs. condo trends, market pressure signals, and 5-year price history. Source: Redfin.

Low transaction volume. Terrell County, Georgia averaged 1 sale in the latest reporting month, so YoY price moves can swing wildly between months and don't necessarily reflect market direction. Inventory + DOM + price-drop signals stay informative; the % change badges are suppressed below 10 monthly sales.
Median Sale Price
$78,000
low-volume — YoY suppressed
Active Inventory
19
Days on Market
66 days
Price Drops
36.8%

Single-Family vs. Condo

Source: Redfin (property-type breakdown)
Single-Family Median
$78,000

Buyer vs. Seller Market Indicators

Latest month — Redfin
Months of Supply
19.0 mo
Buyer market

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

Sale-to-List Ratio
82.1%
Heavy price cuts

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

% Sold Above List
0%
Buyer-favorable

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

Rent + invest vs. buy + own — backtested

15-yr rolling history · S&P 500
Property type:
Upfront capital committed (both paths): $18K = 20% down + 3% closing on a $78K home
BUY + OWN
Median ending wealth $68K $42K real
Net gain on $18K upfront: $51K
Range: $68K → $68K
Wealth = home value (appreciated at 3%/yr) − remaining mortgage − 6% selling cost. Gain = wealth − upfront. Leveraged appreciation on full $78K asset comes from the 20% down.
RENT + INVEST
Median ending portfolio $-166K $-122K real
Net gain on $18K contributed: $-184K
Range: $-252K → $-70K
Same upfront cash + each year's (own − rent) surplus invested in S&P 500 at actual annual returns. Median renter contributed $18K total.
Median wealth delta: $234K in favor of BUY + OWN
What if you'd started in a recent year? (most-recent 15yr window: 2011–2025)
WindowBuy wealthBuy gainRent wealthRent gainWealth delta
2011–2025$68K$51K$-180K$-198K$248K buy
2010–2024$68K$51K$-180K$-198K$249K buy
2009–2023$68K$51K$-151K$-169K$219K buy
2008–2022$68K$51K$-189K$-207K$258K buy
2007–2021$68K$51K$-252K$-270K$320K buy
2006–2020$68K$51K$-209K$-227K$277K buy
2005–2019$68K$51K$-194K$-212K$263K buy
2004–2018$68K$51K$-158K$-176K$227K buy

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
+128.0%
surplus — buyer leverage
DOM vs. 24-Mo Avg
-38.4%
currently 66 days
Long-Term Avg Inventory
8
Long-Term Avg DOM
107 days

Mortgage & Price Stress

State HPI + national delinquency
State HPI YoY
+1.9%
flat — pressure building
State HPI vs. Peak
0.0%
at or near peak peak 2026-04-01
National Mortgage Delinquency
1.86%
benchmark — 2026-04-01 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).

Getting a Mortgage Here

CFPB HMDA 2025
Applications Denied
28.7%
2.5 pts harder than Georgia
Loans Actually Made
127
51 turned down
Average Loan Made
$121,063
what lenders here actually wrote
National Denial Rate
23.4%
benchmark — all 51 states

Every lender above a size threshold has to report each application and what they did with it. The denial rate here counts only applications a lender actually ruled on — approved or denied. Files the applicant withdrew, and files closed as incomplete, are left out of both halves, so this runs higher than tables that bury them in the denominator. Compare every state and county →

Value Ratios

Median home price ÷ county median income
Value / Income
1.8×
bargain
Median Household Income
$43,812
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
8,941
total residents
Total Housing Units
4,241
all units, occupied + vacant
Vacancy Rate
20.9%
high vacancy
Homeownership Rate
56.5%
of occupied units owner-occupied
Boomer Owners (65+)
26.7%
of homeowner households
Millennial / Gen-X Owners (35-54)
3.4%
of homeowner households
Pre-1949 Housing Stock
22.4%
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
-42
losing people (2022–2023)
Inbound Returns
81
160 people moved in
Outbound Returns
109
202 people moved out
Net Returns
-28
household-filer basis

Top 5 Origins (where movers came from)

  1. Dougherty, Georgia — 51 returns
  2. Lee, Georgia — 30 returns

Top 5 Destinations (where movers went)

  1. Dougherty, Georgia — 82 returns
  2. Lee, Georgia — 27 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)
445
5.1% of pop. — moved here from outside the county
From Other States
86
0.99% of pop. — interstate inbound
From Abroad
2
moved into the county from outside the U.S.
Same House 1 Year Ago
93%
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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