{"area":{"county":"Habersham County","state":"GA","stateName":"Georgia","slug":"habersham-ga","metro":null},"homeValue":{"series":[{"date":"2021-04-01","value":194621},{"date":"2021-07-01","value":205989},{"date":"2021-10-01","value":216340},{"date":"2022-01-01","value":227059},{"date":"2022-04-01","value":237485},{"date":"2022-07-01","value":238300},{"date":"2022-10-01","value":240394},{"date":"2023-01-01","value":240923},{"date":"2023-04-01","value":247880},{"date":"2023-07-01","value":253615},{"date":"2023-10-01","value":255881},{"date":"2024-01-01","value":258586},{"date":"2024-04-01","value":262393},{"date":"2024-07-01","value":264373},{"date":"2024-10-01","value":268192},{"date":"2025-01-01","value":269344},{"date":"2025-04-01","value":265907},{"date":"2025-07-01","value":267116},{"date":"2025-10-01","value":268077},{"date":"2026-01-01","value":270566},{"date":"2026-04-01","value":270948}],"latest":270948,"yoy":1.8957755907140466,"fiveYr":39.21827552011345,"sinceStart":325.6574606466208,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1007}],"latest":1007,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":67309,"population":47793,"povertyRate":14.084444934406351,"medianHomeValue":238300,"medianGrossRent":974,"medianPropertyTax":1403},"hud":{"county":"Habersham County","year":"2027","perUnit":1007,"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":22.4,"ratioVerdict":"Favors renting — price is high relative to rent","priceCagr":6.842289219115183,"rentCagr":3,"cashFlow":{"price":270948,"monthlyRent":1007,"grossRent":1007,"downPct":20,"ratePct":6.75,"units":1,"state":"GA","down":54189.600000000006,"loan":216758.4,"mortgagePI":1405.890856551719,"monthlyTax":132.99031,"taxRatePct":0.589,"taxRateSource":"Census ACS county effective rate 0.59% ($1,403 tax ÷ $238,300 ACS median), applied to current value","monthlyInsurance":149.0214,"insuranceRatePct":0.66,"insuranceBasis":"Insurance: state-level estimate (GA avg 0.66%/yr)","insuranceHighRisk":false,"vacancyPct":5,"vacancyLoss":50.35,"egi":956.65,"mgmtPct":10,"monthlyMgmt":100.7,"maintenancePct":5,"monthlyMaint":50.35,"capexPct":5,"monthlyCapex":50.35,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":483.41171,"noi":473.23828999999995,"totalExpenses":1889.302566551719,"cashFlow":-932.652566551719,"annualCf":-11191.830798620627,"cocReturn":-20.653097270732072,"capRate":2.095922272908455},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-1008.177566551719,"delta":-76,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-962.862566551719,"delta":-30,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-969.907916551719,"delta":-37,"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":-1155.1951806751194,"delta":-223,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −11.6% 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, 2010-04-01 → 2011-04-01, applied to rent","cashFlow":-1019.9396567156534,"delta":-87,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-1155.1951806751194,"baselineCashFlow":-932.652566551719,"framing":"underwater","confidenceLabel":"verified","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":6.842289219115183,"rentCagr":3,"totalRentPaid":92593.19299313767,"totalCashOutlay":231322.45430010927,"insuranceBasis":"Insurance: state-level estimate (GA avg 0.66%/yr)","homeValueAfter":430614.09638011013,"equityBuilt":233824.62183108515,"netCostOfBuying":51687.43246902412,"buyingCheaper":true,"savings":40905.760524113546},"priceToIncome":{"ratio":4.025434934406989,"price":270948,"medianIncome":67309,"label":"Moderate (3–5x — tighter budgets)"},"countyTaxRatePct":0.589,"countyTaxSource":"Census ACS county effective rate 0.59% ($1,403 tax ÷ $238,300 ACS median), applied to current value","dataCheck":{"status":"verified","checks":[{"metric":"home value (vintage update)","primary":270948,"secondary":238300,"primarySource":"current estimate (ACS county median × FHFA state HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.14,"grade":"verified","consistent":true,"hidePoint":false},{"metric":"HUD fair market rent","primary":1007,"secondary":974,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.03,"grade":"verified","consistent":true,"hidePoint":false}],"confidence":{"homeValue":{"label":"verified","ratio":1.14,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":238300,"high":270948}},"rent":{"label":"verified","ratio":1.03,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":974,"high":1007}},"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 6.8%/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":"verified","ratio":1.14,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":238300,"high":270948}},"rent":{"label":"verified","ratio":1.03,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":974,"high":1007}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Habersham County, GA is appreciation-driven for owning: at a 22.4x 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 Habersham County, GA a good rental market?","a":"Tough for cash flow. At 22.4x, Habersham County is appreciation-driven — most investors here bank on equity growth, not monthly rent spread."},{"q":"What is the median home value in Habersham County?","a":"The typical home value in Habersham County is about $270,948 (county-level, Census ACS & FHFA state HPI), up 1.9% year-over-year, and up 39.2% over five years."},{"q":"What is the median rent in Habersham County?","a":"The typical rent in Habersham County is about $1,007/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 Habersham County?","a":"Over a 7-year horizon, buying is cheaper in Habersham County — roughly $40,906 ahead of renting, with about $233,825 in equity built."},{"q":"Is Habersham County affordable for homebuyers?","a":"Habersham County's median home value is 4.0x the local median household income — Moderate (3–5x — tighter budgets)."},{"q":"What is the property tax rate in Habersham County?","a":"Habersham County's effective property tax rate is about 0.59% of home value (Census ACS county effective rate 0.59% ($1,403 tax ÷ $238,300 ACS median), applied to current value), which on a $270,948 median home is roughly $133/mo."}],"takeaways":["The median home value in Habersham County, GA was $270,948 as of April 2026, up 1.9% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Habersham County, GA was $1,007/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Habersham County, GA has a price-to-rent ratio of 22.4 — 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=habersham-ga","url":"https://areal.studio/functions/getCountyReport?slug=habersham-ga"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T09:22:57.342Z","homeValueBasis":"FHFA state HPI (quarterly) × ACS county anchor","rentBasis":"HUD county FMR — flat current estimate (modeled, no public trend)","zhviThrough":null,"zoriThrough":null,"fhfaHpiThrough":"2026-04-01","hpiLevel":"state","hpiMetro":null,"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":270948,"countyFmr":1007,"countyRatio":null,"hpiLevel":"state","hpiMetro":null},"links":{"stateDir":"GA","stateName":"Georgia","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}