Colquitt County presents a basis-versus-liquidity tension: Zillow’s June 2026 median home value is $170,121 and was higher year over year, while FHFA’s 2025 repeat-transaction HPI increased 12.2%. This supports positive price direction, but the Zillow model and FHFA index use different methods and vintages, not a shared growth interval or a combined appreciation rate. Investigate property-level basis using current sale comparables; be cautious where the thesis requires rapid exit pricing.
Housing economics are incomplete. No market asking rent is published, so gross yield cannot be computed. HUD’s monthly FMR of $973 is a payment standard, not market rent, and cannot substitute for it. The effective property-tax rate is 0.84%, establishing a county carrying-cost input but not the tax bill for a specific asset. Rent comps, lease terms, vacancy, utilities, insurance, and parcel assessment are needed to test whether income covers operating and carrying costs.
Demand and competition are mixed. QCEW’s annual average recorded 15,791 covered jobs at county workplaces, up 1.12%; Manufacturing was the largest disclosed private supersector. This is neither resident employment nor unemployment. In Realtor.com’s June 2026 MLS market, 82 active listings were up 55.24% and 18.85% had price reductions; its median listing price rose and marketing time lengthened. These are asking-price, visible-supply, and concession measures, not closed sales or proof of demand. Investors made 38 of 255 purchases, a 14.9% share. Net migration was negative 24 households, even as incoming mover AGI exceeded outgoing AGI by $5,599, leaving a mixed depth-of-demand signal.
Risk limits center on inland flood. The modeled climate-loss ratio is 0.11% of building value per year; it is a county-level modeled expectation, not an asset-specific loss estimate. Flood-zone and elevation review, prior loss history, and property insurance quotes are necessary before translating that risk into underwriting. Closed-sale comparables and property condition are not provided in this record, preventing a tested acquisition-value or exit-price conclusion. County evidence cannot establish neighborhood, parcel, tenant, or borrower outcomes.