All homes and bedroom counts
RENTAL MARKET INTELLIGENCE
Thomasville, GA
Yield-focused buyers should investigate Thomasville, while investors relying on job growth or strong renter affordability should be cautious.
Median price$230k
Median rent$1,666
Gross yield8.7%
Job growth▼ 0.2%
Composite Market ScoreRank #327 of 571 scored US market areas
Direct rental answer
How much is rent in Thomasville, GA?
Zillow's metro-wide Observed Rent Index is $1,666 per month for 2026-06-30. That is up 5.30% from a year earlier.
Occupied rental units paying rent
Two-bedroom standard
These figures are not averaged together. Zillow and Realtor describe asking-rent markets, ACS measures rent paid by surveyed households, and HUD publishes administrative bedroom standards.
Exact county schedules
HUD rent benchmarks inside Thomasville
Every row keeps its own county FIPS schedule. No county is selected as a metro proxy and no synthetic metro FMR is calculated.
| County | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|
| Thomas County, GAFIPS 13275 | $1,001 | $1,048 | $1,149 | $1,456 | $1,521 |
| Grady County, GAFIPS 13131 | $737 | $742 | $973 | $1,343 | $1,490 |
The read
Why this market scores where it does
Yield-focused buyers should investigate Thomasville, while investors relying on job growth or strong renter affordability should be cautious. The median asking rent is $1,666 against a $229,896 home value, producing an 8.7% gross yield before expenses.
The opportunity is rent momentum: asking rents rose 5.3%, slightly faster than home values at 4.65%. Supply conditions may offer buyers some negotiating room, with 5.6 months of inventory and 17.89% of listings showing price drops.
The risks are weak labor demand, tenant cost pressure, and wind exposure. Employment fell 0.16%, rent consumes 33.17% of median household income, and the published climate loss ratio is 0.148%. Underwrite vacancy, achievable rent, insurance, and repairs rather than relying on headline yield.
Frequently Asked Investor Questions
What is the headline income profile?
Median asking rent is $1,666 per month, median home value is $229,896, and published gross yield is 8.7% before expenses.
Do current listings suggest negotiating room?
The record reports 5.6 months of supply, 45 median days on market, and price drops on 17.89% of listings.
Is migration adding households with higher incomes?
Net migration was positive by 98 households, but average income was $52,956 for movers in versus $64,013 for movers out, a published gap of -$11,057.
Investor Quick Takeaways
Gross Yield: 8.7%
Computed from the current Zillow rent and home-value medians.
Rent Momentum: ▲ 5.30%
Zillow ZORI rent growth trend over trailing 12 months.
Investor Activity: 13.2%
Originated investment purchase share (CFPB HMDA).
Climate Exposure: FEMA NRI
Annualized loss ratio evaluated for flood & hurricane risk.
Put the evidence to work
Test the market, then test the deal
Keep Thomasville as the starting point or move into a more specific property and rent check.
Run cash flowStarts with this market's measured price and rentSave to shortlistCompare this metro with up to four other placesCheck rent by ZIPMove from metro context to a local rent benchmarkFind a comparison marketRead a curated two-market decision analysisShare this analysisEmail the canonical link without adding page scriptsReport a data issueSend the figure, source and release period to review
Market pulse
The current market in eight signals
Fast-moving Redfin conditions sit beside the slower fundamentals so a buyer can separate today's negotiating climate from the long-run investment case.
Months of supply5.6 mo.▲ from 3.7 mo. a year ago
Median days on market45 days▲ from 38 days a year ago
Listings with price drops17.9%▼ from 25.6% a year ago
Sale-to-list ratio94.0%2026-05-01
Home value growth▲ 4.7%Zillow ZHVI · trailing 12 months
Rent growth▲ 5.30%Zillow ZORI · trailing 12 months
Gross rental yield8.7%Rent × 12 ÷ price
Payroll job growth▼ 0.2%LAUS · 12m to 2026-05
Release-to-release evidence
What actually changed
This comparison exists because at least one underlying source period advanced. Rebuilding the same data never creates a new observation.
Published score held steady46→46
0 ptsThe published component scores did not move in this release.
Weights were unchanged at metro-2026-07-v2-omb2023, so the movement comes from refreshed evidence and percentile ranks.
The named source periods advanced, but the measured values on this page held steady.
Composite breakdown
What each component measures
Weights are published, not hidden, and the arithmetic is shown. Five components, each measured as a national percentile across all tracked metros.
Published arithmeticComponent × weight = points
46| Signal | Score | Weight | Points |
|---|---|---|---|
| Job growth | 49 | 30% | 14.70 |
| Rent trend | 77 | 25% | 19.25 |
| Affordability | 8 | 15% | 1.20 |
| Supply pressure | 27 | 15% | 4.05 |
| Climate risk | 47 | 15% | 7.05 |
| Published score | 46 | ||
Thomasville, GA scoreRank #327
46Job growth49/100
Job: LAUS employment fell 0.16% -> weak labor momentum limits support for rental demand.
Rent trend77/100
Rent: Asking rent rose 5.3% and gross yield is 8.7% -> income potential is the market's clearest positive signal before expenses.
Affordability8/100
Afford: Rent equals 33.17% of median household income -> tenant budgets may constrain further rent increases.
Supply pressure27/100
Supply: Inventory is 5.6 months and 17.89% of listings have price drops -> buyers may have room to negotiate, despite limited permitting.
Climate risk47/100
Climate: Wind is the dominant hurricane hazard and the climate loss ratio is 0.148% -> insurance and physical-loss costs require property-level review.
The numbers
What this market costs and what it earns
Every derived ratio below recomputes from the same source record used by the article and score.
ZHVI Median Price
$230k
YoY ▲ 4.7%
ZORI Median Rent
$1,666
YoY ▲ 5.30%
Gross Rental Yield
8.7%
Rent × 12 ÷ price
$1,666 × 12 ÷ $229,896
Job Growth (YoY)
▼ 0.2%
LAUS payrolls
Job signal 49/100
Median Household Income
$60k
Census ACS 5-year
Rent Burden
33.2%
Annual rent ÷ household income
Price-to-Income
3.8x
Median value ÷ household income
HUD 2BR Fair Market Rent
$1,061
Market rent 157.0% of FMR
Historical affordability context
Compare aligned 2019 and 2024 asking-rent and nominal household-income endpoints across the direct-overlap metro set.
Independent rent evidence
One market, several legitimate rent benchmarks
These releases observe different homes and different moments. RentMarker keeps them separate: ZORI remains the scoring baseline, while the other sources test how sensitive the market story is to bedroom mix and measurement method.
Monthly benchmark4 of 4 reported values
Zero-based scale$1,666Primary RentMarker baseline
2026-06-30
All homes and bedroom counts
A smoothed metro rent index for observed rentals; it is the primary rent used by RentMarker scores and career ratios.
View source release ↗$895−$771 vs ZORI
FY2026 FMR
One-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$1,061−$605 vs ZORI
FY2026 FMR
Two-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$945−$721 vs ZORI
ACS 2024 5-year
Occupied rental units paying rent
A five-year survey estimate of contract rent plus applicable tenant-paid utilities; it is not a current asking-rent index.
View source release ↗Take the next step
Keep Thomasville as context, then replace market-wide evidence with the candidate property's facts.
Supply pipeline
What is being built, and for whom
Permits are the 12-to-24 month early warning. The total matters less than the mix: apartments compete with a rental the day they open.
National supply context
Compare this authorization pipeline with asking-rent growth, jobs and for-sale liquidity across the evidence-complete metro set.
Building permits by structure type
units per year · latest year annualised
172 units authorised in 2026, 0% of them in 5+ unit buildings. This is a single-family building cycle, so the competition is other houses, not new apartments. ✓ recomputed from series
Who is arriving, and who is buying
Demand, and the competition for it
Tax filings say how many households moved and what they earn; mortgage disclosures say how many local purchases went to someone who will not live there. Moves between counties inside this metro are netted out of both flow figures.
Net Household Move
+98
1,357 in vs 1,259 out (IRS SOI)
▲ 7.2% of arriving households
Mover Income Gap
−$11,057
Arriving $52,956 vs leaving $64,013
Average AGI per tax return (IRS SOI)
Investor Purchase Share
13.2%
79 of 598 originated purchase loans
CFPB HMDA 2024
Dominant Hazard
hurricane
0.148% building value annual loss ratio
FEMA NRI · risk type: wind
Compare yield and FEMA exposure →Households arrive mainly from: Leon County · Mitchell County · Lowndes County · Decatur County · Colquitt County
✓ 1,357 in − 1,259 out = 98 netDirect market links
Where tax-return households moved from and to
These are the largest flows where both counties map to a RentMarker market area. They are a documented subset of the all-US IRS totals above.
Leading inbound markets
- Tallahassee, FL153 arriving
- Valdosta, GA100 arriving
Leading outbound markets
- Tallahassee, FL138 leaving
- Valdosta, GA93 leaving
The other side
What would make this a bad buy
Generated from the same figures with the instruction to argue against the score, and published unedited. A page that only agrees with itself is an advertisement.
Three ways the case breaks
- Employment contraction could weaken renter demand and occupancy.
- High rent burden could limit tenants' capacity to absorb rent increases.
- Hurricane wind exposure could raise insurance, repair, or loss costs.
Inside this micro area
Move from the market-area average to local evidence
Use the available county and city pages to add local price, rent, housing, migration and hazard context to the market-area view.
Statistical peers
Market areas that behave like Thomasville
Nearest neighbours on price level, income, yield and job growth — not on geography. Every market page gets a different peer set, which is the point.
| Market area | Score | Price | Rent | Yield | Job Growth |
|---|---|---|---|---|---|
| Thomasville, GA (Target) | 46 | $230k | $1,666 | 8.7% | ▼ 0.2% |
| Bartlesville, OK | 38 | $186k | $1,247 | 8.0% | ▼ 0.1% |
| Talladega, AL | 37 | $183k | $1,295 | 8.5% | ▼ 0.6% |
| Elmira, NY | 61 | $164k | $1,155 | 8.4% | ▲ 0.0% |
| Clarksburg, WV | 45 | $161k | $1,113 | 8.3% | ▲ 0.1% |
Provenance
Where every figure came from
“Checked nightly” means every source is re-pulled and re-verified each night. It does not mean every source moves nightly — the release column tells you how fresh each number can possibly be.
| Dataset Source | Method | Release Period | Pulled Date |
|---|---|---|---|
| Census ACS 5-year — household income and gross rent | direct | ACS 2024 5-year | 2026-08-05 |
| Census ACS 5-year — historical household income | direct | ACS 2019 and 2024 5-year | 2026-08-05 |
| Census ACS 5-year — population | direct | ACS 2024 5-year | 2026-07-26 |
| Apartment List Rent Estimates — recent-lease rent index | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Time on Market — listing liquidity | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Vacancy Index — rental vacancy | direct | Apartment List 2026-07 | 2026-08-08 |
| BEA County Personal Income — income and population | direct | 2024 County Personal Income (released 2026-02-05); history 1969-2024 | 2026-08-03 |
| BEA Regional Price Parities — metropolitan price levels | direct | 2024 Regional Price Parities (released 2026-02-19); history 2008-2024 | 2026-08-03 |
| BLS CES — payroll employment | direct | CES SM current | 2026-07-26 |
| BLS LAUS — resident employment | direct | LAUS current | 2026-07-26 |
| BLS OEWS — occupation employment and wages | direct | May 2025 OEWS estimates (released 2026-05-15) | 2026-08-03 |
| BLS QCEW — county employment and wages | direct | annual county employment and wages 2021-2025; latest 2025 vs 2024 | 2026-08-02 |
| OMB/BLS delineation — metro geography | direct | OMB July 2023 delineation | 2026-07-30 |
| Census Building Permits Survey — permitted units | direct | BPS through 2026 | 2026-07-26 |
| Census ACS 5-year — city population, households and housing | direct | ACS 2024 5-year | 2026-07-29 |
| Census ACS 5-year — county housing value, tenure and stock | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS 5-year — cities and communities | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS five-year — ZCTA housing and income | direct | ACS 2024 5-year ZCTA | 2026-08-08 |
| FEMA National Risk Index — hazard loss ratios | modelled | NRI counties (FEMA ArcGIS) | 2026-07-26 |
| FHFA House Price Index — annual county appreciation | direct | annual county HPI history 1975-2025; latest 2025 | 2026-08-02 |
| HMDA / CFPB — purchases by occupancy type | direct | HMDA 2024 purchase originations | 2026-07-26 |
| HUD CHAS — renter burden by HAMFI income band | direct | HUD CHAS 2018-2022 ACS 5-year (released 2025-12-23) | 2026-08-03 |
| HUD Fair Market Rents — Section 8 standard | direct | FY2026 FMR | 2026-07-26 |
| HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback | direct | ZIP-CBSA 2025Q4 + SAFMR FY2026 | 2026-07-26 |
| HUD-USPS ZIP-to-county residential-address crosswalk | direct | HUD-USPS 2026Q1 | 2026-08-09 |
| IRS SOI — county migration and mover income | direct | SOI migration 2022-2023 | 2026-07-26 |
| Freddie Mac PMMS — mortgage rates | direct | week of 2026-07-30 | 2026-08-06 |
| Census ACS 5-year — effective property tax | direct | ACS 2024 5-year | 2026-08-06 |
| Realtor.com Economic Research — county listing inventory | direct | county inventory 2026-06 | 2026-07-28 |
| Realtor.com Rental Report — top-50 asking rents | direct | top-50 rental asking rents 2026-05 | 2026-08-05 |
| Redfin Data Center — inventory, days on market, and price cuts | direct | metro tracker through 2026-05-01 | 2026-07-26 |
| Redfin Data Center — ZIP resale activity and supply | direct | ZIP rolling 3 months through 2026-06-30; updated 2026-07-03 | 2026-08-12 |
| USDA ERS — Rural-Urban Continuum Codes | direct | USDA ERS 2023 Rural-Urban Continuum Codes | 2026-08-02 |
| Zillow ZHVI and ZORI — county values and rents | direct | county ZHVI/ZORI 2026-06 | 2026-07-26 |
| Zillow ZHVI — metro home values | direct | Metro_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month.csv | 2026-07-26 |
| Zillow ZHVI — city home values | direct | zillow_zhvi_city.csv | 2026-07-29 |
| Zillow ZORI — metro market rents | direct | Metro_zori_uc_sfrcondomfr_sm_sa_month.csv | 2026-07-26 |
| Zillow ZORI — city market rents | direct | zillow_zori_city.csv | 2026-07-29 |
| Zillow ZORI - metro market rents, not seasonally adjusted | direct | Metro_zori_uc_sfrcondomfr_sm_month.csv | 2026-08-15 |
| Zillow ZORI — ZIP market rents | direct | ZORI ZIP 2026-06 | 2026-08-08 |