Tifton, GA

Tifton, Georgia has enough directly observed market evidence to frame diligence, but not enough Zillow rent history to create a momentum ranking. At the 2026-06-30 Zillow observation, the packet pairs asking-rent and home-value indexes with labor, listing, construction, migration, mortgage-purchase, and hazard measures from separate systems. The decision issue is therefore not whether one indicator settles the market, but which contradictions need resolution before interpreting the rent-price relationship. The trailing-12-month Zillow rent change is unavailable. Consequently, this report is unranked and does not assign a score or rank. All readings concern the supplied market geography; they neither describe a neighborhood nor establish the economics, condition, or risk of an individual home.

Zillow’s home-value index was $213,332 at 2026-06-30, with a reported year-over-year movement of 0.0374. Its asking-rent index was $1,280 on that same date, and the packet gives a gross-yield measure of 0.072. Taken together, those are a cross-sectional rent-to-value screen, not evidence of collected rent, vacancy, operating expense, or net return. The positive home-value reading must also be separated from rent momentum: Zillow does not publish sufficient history here to calculate the trailing-12-month rent change. Thus, neither the value movement nor the quoted gross yield answers whether asking rents have recently moved, held, or softened. The missing evidence is achieved rent, lease terms, and expense information that the Zillow indexes do not provide.

Census ACS places median household income at $49,785. Against that denominator, the supplied Zillow rent-to-income ratio is 0.3085, while price-to-income is 4.29. HUD’s FY2026 two-bedroom Fair Market Rent is $973, compared with Zillow’s $1,280 asking-rent index; the supplied rent-versus-FMR ratio is 1.316. This is a comparison between distinct measures, not proof that a particular two-bedroom is offered, leased, or affordable at the Zillow level. Census income is a household-income measure, whereas HUD Fair Market Rent is a program benchmark and Zillow is an asking-rent index. The affordability boundary is therefore meaningful but incomplete: it does not reveal household composition, rent concessions, utilities, or the unit mix behind the index.

Supply and labor signals pull in different directions. BLS LAUS reports a metro employment change of -0.0057 over the 12 months through 2026-05. Census Building Permits Survey records 120 permitted homes in 2026 year-to-date through M06, with a population-normalized rate of 2.38 and zero permits in structures with five or more units. Separately, Redfin’s 2026-05-01 for-sale reading shows 4.8 months of supply versus 3.2 previously, while median market time fell to 41 from 67. The sale-to-list ratio was 0.9647, and price reductions were 0.28, above the prior 0.2596. More listed supply and more reductions coexist with faster market time, so the listing data do not deliver a single directional reading. Permits are authorizations rather than documented completions, and Redfin’s for-sale indicators do not measure rental vacancy.

IRS county-to-county tax-return migration aggregated to the market shows 1,147 movers in and 1,103 movers out, for net migration of 44. The packet reports inbound AGI of $45,089 and outbound AGI of $44,500, with a supplied gap of $589. Those narrow positive balances sit beside the BLS employment decline; they establish neither why households moved nor their housing tenure. HMDA, in 2024, records 308 purchase mortgages, including 40 classified as investor purchases, for an investor share of 0.1299. HMDA is purchase-mortgage occupancy evidence, not a census of all market transactions or rental households. Its investor share can describe the financed-purchase mix in that record, but cannot establish who owns the existing rental stock or how investors are performing.

FEMA’s National Risk Index supplies the environmental boundary: inland flood is the listed top hazard, categorized as water; the NRI risk score is 49 and the climate-loss ratio is 0.000962. This is expected annual loss evidence at the stated geographic scale, not an observed insurance premium, repair bill, deductible, tax, or maintenance expense. No cost-level evidence for those items appears in the packet. Accordingly, FEMA’s figures cannot be converted here into an adjustment to Zillow’s 0.072 gross-yield measure or to the Census and HUD affordability comparison. They also do not identify the exposure of any particular address. The useful tension is analytical rather than directional: a market-level hazard measure is present, while the cost information needed to assess its budget relevance is absent.

A practical decision file should preserve these distinctions rather than force a verdict. The next evidence to reconcile is achieved rent and concessions against Zillow’s asking-rent index; unit mix and utility treatment against HUD’s two-bedroom benchmark; and current household income composition against Census ACS medians. It should also identify whether Census Building Permits authorizations became completed homes, compare Redfin listing measures with rental availability, and place HMDA’s financed investor purchases beside broader ownership records. IRS migration and BLS employment should be read as separate, differently timed measures, not merged into a demand conclusion. Finally, cost quotes and exposure documentation at the relevant geography would be needed to interpret FEMA’s loss evidence. Until those gaps are filled, the data support focused investigation, not a market score, rank, forecast, or a conclusion about a specific property.