{"area":{"county":"Putnam County","state":"GA","stateName":"Georgia","slug":"putnam-ga","metro":null},"homeValue":{"series":[{"date":"2021-04-01","value":203605},{"date":"2021-07-01","value":215498},{"date":"2021-10-01","value":226326},{"date":"2022-01-01","value":237540},{"date":"2022-04-01","value":248448},{"date":"2022-07-01","value":249300},{"date":"2022-10-01","value":251491},{"date":"2023-01-01","value":252044},{"date":"2023-04-01","value":259322},{"date":"2023-07-01","value":265322},{"date":"2023-10-01","value":267693},{"date":"2024-01-01","value":270523},{"date":"2024-04-01","value":274505},{"date":"2024-07-01","value":276576},{"date":"2024-10-01","value":280572},{"date":"2025-01-01","value":281777},{"date":"2025-04-01","value":278181},{"date":"2025-07-01","value":279446},{"date":"2025-10-01","value":280452},{"date":"2026-01-01","value":283055},{"date":"2026-04-01","value":283455}],"latest":283455,"yoy":1.8958879290821444,"fiveYr":39.21809385820584,"sinceStart":325.6592383469486,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1127}],"latest":1127,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":72096,"population":22855,"povertyRate":17.646275415075912,"medianHomeValue":249300,"medianGrossRent":1002,"medianPropertyTax":1698},"hud":{"county":"Putnam County","year":"2027","perUnit":1127,"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":21,"ratioVerdict":"Favors renting — price is high relative to rent","priceCagr":6.842261332199517,"rentCagr":3,"cashFlow":{"price":283455,"monthlyRent":1127,"grossRent":1127,"downPct":20,"ratePct":6.75,"units":1,"state":"GA","down":56691,"loan":226764,"mortgagePI":1470.7869877019484,"monthlyTax":160.8607125,"taxRatePct":0.681,"taxRateSource":"Census ACS county effective rate 0.68% ($1,698 tax ÷ $249,300 ACS median), applied to current value","monthlyInsurance":155.90025,"insuranceRatePct":0.66,"insuranceBasis":"Insurance: state-level estimate (GA avg 0.66%/yr)","insuranceHighRisk":false,"vacancyPct":5,"vacancyLoss":56.35,"egi":1070.65,"mgmtPct":10,"monthlyMgmt":112.7,"maintenancePct":5,"monthlyMaint":56.35,"capexPct":5,"monthlyCapex":56.35,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":542.1609625,"noi":528.4890375000001,"totalExpenses":2012.9479502019485,"cashFlow":-942.2979502019483,"annualCf":-11307.57540242338,"cocReturn":-19.9459797894258,"capRate":2.23734576916971},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-1026.8229502019485,"delta":-85,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-976.1079502019485,"delta":-34,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-981.2730127019483,"delta":-39,"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":-1175.1131645100386,"delta":-233,"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":-1039.9811061834723,"delta":-98,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-1175.1131645100386,"baselineCashFlow":-942.2979502019483,"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":6.842261332199517,"rentCagr":3,"totalRentPaid":103627.1385335314,"totalCashOutlay":242000.2805991999,"insuranceBasis":"Insurance: state-level estimate (GA avg 0.66%/yr)","homeValueAfter":450490.48407026625,"equityBuilt":244617.178091651,"netCostOfBuying":54074.1025075489,"buyingCheaper":true,"savings":49553.036025982496},"priceToIncome":{"ratio":3.931632822902796,"price":283455,"medianIncome":72096,"label":"Moderate (3–5x — tighter budgets)"},"countyTaxRatePct":0.681,"countyTaxSource":"Census ACS county effective rate 0.68% ($1,698 tax ÷ $249,300 ACS median), applied to current value","dataCheck":{"status":"verified","checks":[{"metric":"home value (vintage update)","primary":283455,"secondary":249300,"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":1127,"secondary":1002,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.12,"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":249300,"high":283455}},"rent":{"label":"verified","ratio":1.12,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1002,"high":1127}},"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 (228d 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 (14d 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":228,"cadence":"quarterly","current":true},"rent":{"date":"2026-11-01","ageDays":14,"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":249300,"high":283455}},"rent":{"label":"verified","ratio":1.12,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1002,"high":1127}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Putnam County, GA is appreciation-driven for owning: at a 21.0x 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 Putnam County, GA a good rental market?","a":"Tough for cash flow. At 21.0x, Putnam County is appreciation-driven — most investors here bank on equity growth, not monthly rent spread."},{"q":"What is the median home value in Putnam County?","a":"The typical home value in Putnam County is about $283,455 (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 Putnam County?","a":"The typical rent in Putnam County is about $1,127/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 Putnam County?","a":"Over a 7-year horizon, buying is cheaper in Putnam County — roughly $49,553 ahead of renting, with about $244,617 in equity built."},{"q":"Is Putnam County affordable for homebuyers?","a":"Putnam County's median home value is 3.9x the local median household income — Moderate (3–5x — tighter budgets)."},{"q":"What is the property tax rate in Putnam County?","a":"Putnam County's effective property tax rate is about 0.68% of home value (Census ACS county effective rate 0.68% ($1,698 tax ÷ $249,300 ACS median), applied to current value), which on a $283,455 median home is roughly $161/mo."}],"takeaways":["The median home value in Putnam County, GA was $283,455 as of April 2026, up 1.9% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Putnam County, GA was $1,127/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Putnam County, GA has a price-to-rent ratio of 21.0 — 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=putnam-ga","url":"https://areal.studio/functions/getCountyReport?slug=putnam-ga"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T20:33:42.750Z","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":283455,"countyFmr":1127,"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)"]}