Hinesville, 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
3.04×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Georgia
- 3.16×-0.11
- vs U.S.
- 3.43×-0.39
Benchmark
ACS median home value ÷ median HHI
moderate
Rent to income
28.0%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Georgia
- 24.5%
- vs U.S.
- 23.3%
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
deal-by-deal
Cap rate proxy
5.98%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Georgia
- 4.77%+1.21
- vs U.S.
- 4.35%+1.63
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+0.50%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Georgia
- 0.11%+0.39
- vs U.S.
- 0.03%+0.47
Benchmark
IRS net migration ÷ population
strong
Permit pipeline
7.73
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
- 6.01+1.73
- vs U.S.
- 3.52+4.21
Benchmark
Census BPS permits TTM ÷ population × 1,000
healthy
Unemployment
3.7%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Georgia
- 3.4%
- vs U.S.
- 3.9%-0.2
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+67.8%
homeValues.yearOverYear
+8.4%
Median home value
$183,500
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $1,283 | $15,396 | 25.5% |
| 2 BR | $1,406 | $16,872 | 28.0% |
| 3 BR | $1,868 | $22,416 | 37.2% |
Labor market direction
Unemployment
3.7%
Median household income
$60,329
What's being built
Total TTM
637
+8.7% YoY
Single-family
630
2–4 unit
7
5+ unit
0
All 2 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Liberty County | 65,550 | $180,200 | $59,013 | 366 | +7.0% |
| Long County | 16,804 | $196,500 | $64,747 | 271 | +11.1% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Hinesville | 82,354 | $60,329 | 3.04× | 5.98% | +67.8% | 7.73 | 3.7% |
| Bloomsburg-Berwick, PA | 83,089 | $61,992 | — | — | — | — | — |
| Kokomo, IN | 83,452 | $62,496 | — | — | +58.4% | — | 4.0% |
| Elmira, NY | 83,584 | $63,469 | — | — | +41.1% | — | 3.7% |
| Grants Pass, OR | 87,994 | $59,097 | — | — | +29.4% | — | 6.8% |
| Great Falls, MT | 84,423 | $66,203 | — | — | +63.6% | — | 3.7% |
Where people are moving in from
Net migration
+411
+0.50% of population
| Origin county | Tax returns |
|---|---|
| Chatham County, GA | 403 |
| Liberty County, GA | 364 |
| Long County, GA | 234 |
| Bryan County, GA | 180 |
| El Paso County, TX | 111 |
| Bell County, TX | 98 |
Who lives in Hinesville
- Median age
- 29
- Bachelor's+
- 18.3%
- Owner-occupancy
- 52.6%
- Vacancy rate
- 13.6%
- Rent burdened (30%+)
- 44.9%
- Median household income
- $60,329
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.