{"area":{"county":"Glynn County","state":"GA","stateName":"Georgia","slug":"glynn-ga","metro":"Brunswick-St. Simons, GA MSA"},"homeValue":{"series":[{"date":"2021-04-01","value":247882},{"date":"2021-07-01","value":260227},{"date":"2021-10-01","value":276839},{"date":"2022-01-01","value":280362},{"date":"2022-04-01","value":304909},{"date":"2022-07-01","value":301300},{"date":"2022-10-01","value":311573},{"date":"2023-01-01","value":329589},{"date":"2023-04-01","value":334879},{"date":"2023-07-01","value":345686},{"date":"2023-10-01","value":339538},{"date":"2024-01-01","value":349152},{"date":"2024-04-01","value":346670},{"date":"2024-07-01","value":356103},{"date":"2024-10-01","value":378539},{"date":"2025-01-01","value":395963},{"date":"2025-04-01","value":386788},{"date":"2025-07-01","value":375255},{"date":"2025-10-01","value":394340},{"date":"2026-01-01","value":390674},{"date":"2026-04-01","value":367827}],"latest":367827,"yoy":-4.902168629843739,"fiveYr":48.38794265013192,"sinceStart":451.3159866902485,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1378}],"latest":1378,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":69799,"population":85447,"povertyRate":16.05586924219911,"medianHomeValue":301300,"medianGrossRent":1135,"medianPropertyTax":1708},"hud":{"county":"Glynn County","year":"2027","perUnit":1378,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"Georgia","period":"11-2024 to 10-2026","window":{"from":"11-2024","to":"10-2026","fellBack":false},"violentCrime":{"total":55184,"ratePer100k":244.11762520052645},"propertyCrime":{"total":251033,"ratePer100k":1110.4954299609262},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"11-2024","to":"10-2026","fellBack":false},"priceToRentRatio":22.2,"ratioVerdict":"Favors renting — price is high relative to rent","priceCagr":8.214240570476905,"rentCagr":3,"cashFlow":{"price":367827,"monthlyRent":1378,"grossRent":1378,"downPct":20,"ratePct":6.75,"units":1,"state":"GA","down":73565.40000000001,"loan":294261.6,"mortgagePI":1908.5751365311762,"monthlyTax":173.79825749999998,"taxRatePct":0.567,"taxRateSource":"Census ACS county effective rate 0.57% ($1,708 tax ÷ $301,300 ACS median), applied to current value","monthlyInsurance":202.30485,"insuranceRatePct":0.66,"insuranceBasis":"Insurance: state-level estimate (GA avg 0.66%/yr)","insuranceHighRisk":false,"vacancyPct":5,"vacancyLoss":68.9,"egi":1309.1,"mgmtPct":10,"monthlyMgmt":137.8,"maintenancePct":5,"monthlyMaint":68.9,"capexPct":5,"monthlyCapex":68.9,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":651.7031075,"noi":657.3968924999999,"totalExpenses":2560.278244031176,"cashFlow":-1251.1782440311763,"annualCf":-15014.138928374115,"cocReturn":-20.40923984423943,"capRate":2.1446937582069827},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-1354.5282440311762,"delta":-103,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-1292.5182440311762,"delta":-41,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-1301.7544565311762,"delta":-51,"survives":false},{"id":"rateReset","label":"If financed at 8.25% instead","kind":"standard","detail":"Fixed-rate comparison — the deal if you'd borrowed at a higher rate today; your actual fixed payment never resets","cashFlow":-1553.2922368459158,"delta":-302,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1986-04-01) (home values −14.0% over 12 months)","kind":"history","detail":"History-derived proxy: worst decline found in any window of up to 12 months in the state FHFA home-value series, 2009-04-01 → 2010-04-01, applied to rent","cashFlow":-1396.2346600285955,"delta":-145,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-1553.2922368459158,"baselineCashFlow":-1251.1782440311763,"framing":"underwater","confidenceLabel":"crosscheck","omitted":[],"note":"Each scenario re-runs the same verified cash-flow engine with one shock applied, then re-checks the cash-flow identity before display. Standard shocks are fixed assumptions; the history-derived scenario is this market's own worst observed 12-month decline. Estimates only — not a guarantee of performance."},"rentVsBuy":{"years":7,"priceCagr":8.214240570476905,"rentCagr":3,"totalRentPaid":126706.47462218837,"totalCashOutlay":317468.03514739865,"insuranceBasis":"Insurance: state-level estimate (GA avg 0.66%/yr)","homeValueAfter":639196.6893821998,"equityBuilt":372044.0178181202,"netCostOfBuying":18989.417329278484,"buyingCheaper":true,"savings":107717.05729290989},"priceToIncome":{"ratio":5.269803292310778,"price":367827,"medianIncome":69799,"label":"Stretched (>5x — historically expensive vs local incomes)"},"countyTaxRatePct":0.567,"countyTaxSource":"Census ACS county effective rate 0.57% ($1,708 tax ÷ $301,300 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (vintage update)","primary":367827,"secondary":301300,"primarySource":"current estimate (ACS county median × FHFA metro HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.22,"grade":"crosscheck","consistent":false,"hidePoint":false},{"metric":"HUD fair market rent","primary":1378,"secondary":1135,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.21,"grade":"crosscheck","consistent":false,"hidePoint":false}],"confidence":{"homeValue":{"label":"crosscheck","ratio":1.22,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":301300,"high":367827}},"rent":{"label":"crosscheck","ratio":1.21,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1135,"high":1378}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"note":"Every headline metric is checked against a second figure, and each check names its own basis. The rent and property-price checks pair genuinely independent datasets (HUD FMR vs Census ACS gross rent; your price vs the county estimate). The home-value check compares our current estimate (ACS county median updated by the FHFA state index) against the raw ACS 2023 median — its spread reflects price movement since the ACS measurement period (~2021), not disagreement between unrelated sources. 'Verified' means the two figures agree within 15%; 'Cross-checked' means they diverge more than 15%; 'Divergent' flags a >2x difference. A spread beyond 35% is too wide to defend a single point — the headline shows the source range instead, flagged 'sources disagree'."},"integrity":{"status":"pass","checks":[{"name":"home value freshness","status":"pass","detail":"latest 2026-04-01 (227d old — current for quarterly cadence)"},{"name":"home value card↔chart","status":"pass","detail":"card matches chart"},{"name":"home value growth window","status":"pass","detail":"growth matches the 5.0yr available window"},{"name":"rent freshness","status":"pass","detail":"latest 2026-11-01 (13d old — current for monthly cadence)"},{"name":"rent card↔chart","status":"pass","detail":"card matches chart"},{"name":"cash flow identity","status":"pass","detail":"NOI − P&I = cash flow"},{"name":"cash-on-cash","status":"pass","detail":"annual CF ÷ down matches"},{"name":"cap rate","status":"pass","detail":"NOI×12 ÷ price matches"},{"name":"price-to-rent","status":"pass","detail":"price ÷ (rent×12) matches"},{"name":"income plausibility","status":"pass","detail":"within expected range"},{"name":"price-to-income","status":"pass","detail":"price ÷ income matches"},{"name":"buy-vs-rent: home value at term","status":"pass","detail":"compounds at 8.2%/yr"},{"name":"buy-vs-rent: total rent paid","status":"pass","detail":"geometric series matches"},{"name":"buy-vs-rent: equity built","status":"pass","detail":"home value − loan balance matches"},{"name":"buy-vs-rent: net cost","status":"pass","detail":"outlay − equity gain matches"},{"name":"buy-vs-rent: savings & verdict","status":"pass","detail":"savings = rent − net cost, verdict matches"}],"summary":"16/16 verified","freshness":{"homeValue":{"date":"2026-04-01","ageDays":227,"cadence":"quarterly","current":true},"rent":{"date":"2026-11-01","ageDays":13,"cadence":"monthly","current":true}}},"confidence":{"homeValue":{"label":"crosscheck","ratio":1.22,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":301300,"high":367827}},"rent":{"label":"crosscheck","ratio":1.21,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1135,"high":1378}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Glynn County, GA is appreciation-driven for owning: at a 22.2x price-to-rent ratio, the math favors renting — monthly investor cash flow is typically thin or negative unless you buy below median or add units.","faqs":[{"q":"Is Glynn County, GA a good rental market?","a":"Tough for cash flow. At 22.2x, Glynn County is appreciation-driven — most investors here bank on equity growth, not monthly rent spread."},{"q":"What is the median home value in Glynn County?","a":"The typical home value in Glynn County is about $367,827 (county-level, Census ACS & FHFA metro HPI), down 4.9% year-over-year, and up 48.4% over five years."},{"q":"What is the median rent in Glynn County?","a":"The typical rent in Glynn County is about $1,378/mo (county-level, HUD 2-bedroom benchmark bridged from Census ACS gross rent), a current modeled estimate."},{"q":"Is it cheaper to rent or buy in Glynn County?","a":"Over a 7-year horizon, buying is cheaper in Glynn County — roughly $107,717 ahead of renting, with about $372,044 in equity built."},{"q":"Is Glynn County affordable for homebuyers?","a":"Glynn County's median home value is 5.3x the local median household income — Stretched (>5x — historically expensive vs local incomes)."},{"q":"What is the property tax rate in Glynn County?","a":"Glynn County's effective property tax rate is about 0.57% of home value (Census ACS county effective rate 0.57% ($1,708 tax ÷ $301,300 ACS median), applied to current value), which on a $367,827 median home is roughly $174/mo."}],"takeaways":["The median home value in Glynn County, GA was $367,827 as of April 2026, down 4.9% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Glynn County, GA was $1,378/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Glynn County, GA has a price-to-rent ratio of 22.2 — a high reading that favors renting over buying at the median. (Computed by Areal from the figures above.)"],"citationSources":[{"name":"U.S. Census Bureau — ACS ACS 2024 5-year estimates","url":"https://www.census.gov/programs-surveys/acs/"},{"name":"FHFA House Price Index","url":"https://www.fhfa.gov/data/hpi"},{"name":"HUD Fair Market Rent","url":"https://www.huduser.gov/portal/datasets/fmr.html"},{"name":"FBI Crime Data Explorer","url":"https://cde.ucr.cjis.gov/"}],"jsonApi":{"function":"getCountyReport","query":"slug=glynn-ga","url":"https://areal.studio/functions/getCountyReport?slug=glynn-ga"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T10:55:59.190Z","homeValueBasis":"FHFA metro HPI (quarterly, Brunswick-St. Simons, GA MSA) × ACS county anchor","rentBasis":"HUD county FMR — flat current estimate (modeled, no public trend)","zhviThrough":null,"zoriThrough":null,"fhfaHpiThrough":"2026-04-01","hpiLevel":"metro","hpiMetro":"Brunswick-St. Simons, GA MSA","acsVintage":"ACS 2024 5-year estimates","acsVintageMisses":[],"hudFy":"2027","safmrFy":null},"zipAnchors":{"homeValueTier":"county-fhfa-acs","rentTier":"county-acs-hud","zhvi":null,"zori":null,"safmr":null,"countyHomeEstimate":367827,"countyFmr":1378,"countyRatio":null,"hpiLevel":"metro","hpiMetro":"Brunswick-St. Simons, GA MSA"},"links":{"stateDir":"GA","stateName":"Georgia","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}