Rankings/Gainesville, FL

Gainesville, FL

ElevatedTier 1CBSA 23540Compare

Risk Rank: #25 of 273Month: 2026-08Score change (12m):↑ +7

64score

Composite risk percentile vs 273 metros (higher = higher risk)

Executive Summary

Gainesville's housing market shows elevated risk, ranking 25th of 273 metros. The market recently entered Expansion. Current conditions are balanced with stable liquidity. Broad-based growth with healthy fundamentals.

Gainesville experienced a market correction from mid-2025 through late 2025. The market has since normalized and entered Expansion.

Inventory is roughly flat (-3% YoY) with homes selling at a normal pace — a balanced market.

Rent growth is roughly keeping pace with price appreciation, suggesting valuations are not stretched.

Cycle Phase

RecoveryExpansionHypersupplyRecession

1 month in current phase

Normal growth conditions with balanced fundamentals

Key Dynamics

Risk is primarily driven by affordability and permit growth, while price momentum provides the most support.

Top Drivers

Affordabilityp97

Mortgage payment / income

Permit Growthp86

YoY permit change

Migrationp77

Net AGI migration (risk inverted)

Market Signals

Inventory is roughly flat (-3% YoY) with homes selling at a normal pace — a balanced market.

Liquidity

Stable—

Active Listings YoY

-2.5%p45

Days on Market YoY

+3.9%p56

Months in status1

Data through Aug 2026

Valuation

Balanced↓

Rent vs. Price Growth

+3.6%p94

Months in status1

Data through Aug 2026Rent growth vs price growth (rent support). Note: Affordability and Valuation measure different structural dimensions and can diverge.

Factor Details

Lower riskHigher risk

Low RiskBelow AvgNeutralElevatedHigh Risk

Price MomentumLow Risk

-1.8%p1

12-month HPI change — higher = overheating

Permit GrowthHigh Risk

+33.0%p86

YoY permit change — higher = supply pressure

Permits per CapitaElevated

7.09p76

Permits per 1,000 residents — higher = overbuilding risk

AffordabilityHigh Risk

0.40p97

Mortgage payment / income — higher = more burdened

EmploymentNeutral

+0.6%p45

12-month employment change (risk inverted)

MigrationElevated

-$31Kp77

Net AGI migration (risk inverted)

National Context

Credit Conditions

Credit Regime

Stable—

Normal expansion. Credit is available, transactions are healthy — no constraints on current growth momentum.

Bank Lending Standards

+0.0Normal

Rate Change (YoY)

+11 bpsNormal

Mortgage Risk Premium

+196 bpsElevated

Stable for 10 quartersData through 2026-Q3

Supply Pipeline

Supply Regime

Accumulating—

Supply pipeline is building up while credit remains available. New units are accumulating in the system — watch for delivery pressure in coming quarters.

Pipeline Ratio

0.89Elevated

Completion-Permit Divergence

-19.2 ppNormal

Accumulating for 6 quartersData through 2026-Q3

Local Signals

Metro Permit Activity

Permit Activity

Normal

YoY Permit Growth

+33.0%Within norm

Raw signal — not the composite percentile

Relative to 2016–2019 norms for this metro

Supply and demand are in equilibrium. No unusual activity on either side of the market.

Employment Concentration

Employment

Concentrated

Largest SectorGovernment 49.8%

QCEW 2024 annual averages

Internal Structure

Gainesville's counties diverge significantly — Alachua County (High Risk) contrasts sharply with Gilchrist County, making the metro average potentially misleading.

High27.5Limited data

3 of 3 counties scored

Gainesville, FL shows High internal divergence — the metro composite may obscure significant county-level differences. Alachua County contributes the most structural risk (High Risk, driven by price momentum), while Gilchrist County anchors the lower end (Low Risk).

Within-metro factor percentiles (0 = lowest risk, 100 = highest risk)

County	Score ▼	Band	Pop %	Price	Permits	Afford
Alachua CountyRisk Driver	100	High Risk	81.6%	100	100	100
Levy County	38	Below Average	13.0%	0	50	50
Gilchrist CountyStabilizer	12	Low Risk	5.4%	50	0	0

Score History

Month	Phase	Score	Price	Permits	Afford	Employ	Migr
2026-06	Rec	61	4	74	98	44	77
2025-12	Rec	74	23	87	98	92	77
2025-10	Hyp	59	39	55	98	19	75
2025-08	Hyp	57	27	55	98	22	75
2025-07	Ress	58	25	55	98	28	75
2025-05	Ress	57	38	55	97	13	75
2025-04	Hyp	62	60	55	97	22	75
2025-02	Hyp	58	29	55	98	23	75
2024-11	Hyp	59	32	55	97	29	75
2024-08	Hyp	60	29	55	98	39	75
2024-06	Ress	61	3	55	97	70	75
2024-04	Ress	67	37	55	97	73	75
2024-01	Ress	76	90	55	99	71	75
2023-12	Hyp	75	80	55	96	77	75
2023-11	Exp	72	79	55	96	59	75
2023-09	Exp	77	96	55	98	73	75
2023-08	Rec	73	91	55	98	53	75
2023-06	Rec	61	33	55	95	41	75
2023-05	Ress	59	39	55	95	25	75
2023-03	Hyp	64	57	55	95	33	75
2023-02	Ress	63	62	55	95	24	75
2022-12	Ress	65	60	55	92	40	75
2022-10	Hyp	69	60	55	92	64	75
2022-09	Exp	73	82	55	93	66	75
2022-07	Hyp	75	83	55	93	77	75
2022-06	Exp	75	75	55	91	89	75
2022-04	Exp	74	76	55	91	78	75
2022-01	Rec	72	73	55	92	71	75
2021-11	Rec	69	74	55	94	44	82
2021-10	Exp	70	74	55	94	50	82
2021-08	Exp	69	63	55	93	57	82
2021-05	Exp	70	42	55	94	78	82
2021-04	Rec	64	37	55	94	51	82
2021-02	Rec	58	32	55	96	20	82
2021-01	Exp	59	32	55	96	25	82
2020-11	Exp	61	37	55	99	29	82
2020-10	Rec	62	46	55	99	25	82
2020-08	Rec	67	78	55	98	21	82
2020-05	Exp	67	89	55	99	11	82
2020-03	Exp	74	89	55	99	50	82
2020-02	Rec	73	83	55	99	52	82
2019-12	Rec	69	67	55	99	39	87
2019-11	Exp	71	86	55	99	30	87
2019-09	Exp	72	81	55	99	41	87
2019-08	Rec	71	78	55	99	41	87
2019-06	Rec	69	75	55	99	31	87
2019-03	Exp	71	79	55	99	38	87
2019-01	Exp	68	75	55	99	27	87

Data Vintages

Price (HPI)2026-Q2

Permits2026-08

Income2024

Employment2026-08

Migration2023