Brunswick, GA
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
moderate
Price to income
3.42×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Georgia
- 3.16×
- vs U.S.
- 3.43×-0.01
Benchmark
ACS median home value ÷ median HHI
comfortable
Rent to income
23.9%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Georgia
- 24.5%-0.5
- vs U.S.
- 23.3%
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
deal-by-deal
Cap rate proxy
4.56%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Georgia
- 4.77%
- vs U.S.
- 4.35%+0.21
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+0.06%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Georgia
- 0.11%
- vs U.S.
- 0.03%+0.03
Benchmark
IRS net migration ÷ population
strong
Permit pipeline
6.93
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Georgia
- 5.96+0.96
- vs U.S.
- 3.53+3.39
Benchmark
Census BPS permits TTM ÷ population × 1,000
healthy
Unemployment
3.1%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Georgia
- 3.8%-0.7
- vs U.S.
- 4.5%-1.4
Benchmark
BLS LAUS, latest month
balanced buyer mix
Investor loan share
13.0%
1,449 purchase loans · 23.9% denial rate · 2024
Share of financed home purchases going to investors. Above ~15% means landlords are outbidding owner-occupants; below ~8% is owner-dominated.
Benchmark
Investor purchase loans ÷ all purchase loans (CFPB HMDA LAR, annual)
Where prices are and where they've been
5-year price appreciation
+72.5%
homeValues.yearOverYear
+8.0%
Median home value
$221,400
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $1,105 | $13,260 | 20.5% |
| 2 BR | $1,293 | $15,516 | 23.9% |
| 3 BR | $1,550 | $18,600 | 28.7% |
Labor market direction
Unemployment
3.1%
Median household income
$64,819
What's being built
Total TTM
792
+25.8% YoY
Single-family
568
2–4 unit
121
5+ unit
103
All 3 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Glynn County | 84,566 | $268,300 | $68,546 | 642 | +27.1% |
| Brantley County | 18,105 | $91,800 | $47,801 | 50 | +21.9% |
| McIntosh County | 11,183 | $173,900 | $50,348 | 100 | +19.1% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Brunswick | 113,854 | $64,819 | 3.42× | 4.56% | +72.5% | 6.93 | 3.1% |
| Williamsport, PA | 114,022 | $64,412 | — | — | +42.4% | — | 4.1% |
| Twin Falls, ID | 115,066 | $66,473 | — | — | +58.1% | — | 3.3% |
| Watertown-Fort Drum, NY | 117,445 | $64,978 | — | — | +31.6% | — | 4.8% |
| Lewiston-Auburn, ME | 111,532 | $67,298 | — | — | +73.9% | — | 3.3% |
| Owensboro, KY | 121,147 | $65,656 | — | — | +44.8% | — | 3.3% |
Where people are moving in from
Net migration
+68
+0.06% of population
| Origin county | Tax returns |
|---|---|
| Glynn County, GA | 211 |
| Chatham County, GA | 118 |
| Ware County, GA | 111 |
| Camden County, GA | 107 |
| Duval County, FL | 95 |
| Fulton County, GA | 87 |
Who lives in Brunswick
- Median age
- 44
- Bachelor's+
- 26.2%
- Owner-occupancy
- 69.9%
- Vacancy rate
- 20.2%
- Rent burdened (30%+)
- 39.4%
- Median household income
- $64,819
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.
Data sources
| Metric | Source | Vintage |
|---|---|---|
| rent vs buy | HUD FMR + Census ACS + FRED MORTGAGE30US | current FY |