Rankings/Savannah, GA

Savannah, GA

NeutralTier 1CBSA 42340Compare

Risk Rank: #106 of 274Month: 2026-05Score change (12m):↓ -17

53score

Composite risk percentile vs 274 metros (higher = higher risk)

Executive Summary

Savannah's housing market shows average risk, ranking 106th of 274 metros. The market recently entered Hypersupply. The market shows signs of liquidity stress with elevated inventory. Significant oversupply — conditions increasingly favor buyers over sellers.

Savannah experienced a market correction from late 2024 through mid-2025. Elevated inventory persists, suggesting the market hasn't fully normalized.

Inventory has surged +23% YoY with days on market up +24% — significant supply buildup indicating market stress.

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

Cycle Phase

RecoveryExpansionHypersupplyRecession

1 month in current phase

Building activity may be outpacing demand absorption

Key Dynamics

Risk is primarily driven by permits per capita and affordability, while price momentum provides the most support.

Top Drivers

Permits per Capitap95

Permits per 1,000 residents

Affordabilityp85

Mortgage payment / income

Permit Growthp66

YoY permit change

Market Signals

Inventory has surged +23% YoY with days on market up +24% — significant supply buildup indicating market stress.

Liquidity

Stress↓

Active Listings YoY

+22.5%p72

Days on Market YoY

+24.1%p85

Months in status1

Data through May 2026

Valuation

Balanced—

Rent vs. Price Growth

-0.2%p62

Months in status1

Data through May 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

-1.1%p2

12-month HPI change — higher = overheating

Permit GrowthElevated

+5.4%p66

YoY permit change — higher = supply pressure

Permits per CapitaHigh Risk

11.68p95

Permits per 1,000 residents — higher = overbuilding risk

AffordabilityHigh Risk

0.34p85

Mortgage payment / income — higher = more burdened

EmploymentBelow Avg

+0.4%p36

12-month employment change (risk inverted)

MigrationBelow Avg

+$46Kp33

Net AGI migration (risk inverted)

National Context

Credit Conditions

Credit Regime

Stable—

Oversupply with deteriorating transactions and no credit excuse. Supply-driven correction risk is elevated.

Bank Lending Standards

-3.7Normal

Rate Change (YoY)

-38 bpsNormal

Mortgage Risk Premium

+199 bpsElevated

Stable for 9 quartersData through 2026-Q2

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

0.90Elevated

Completion-Permit Divergence

-5.9 ppNormal

Accumulating for 5 quartersData through 2026-Q2

Local Signals

Metro Permit Activity

Permit Activity

Normal

YoY Permit Growth

+5.4%Within norm

Raw signal — not the composite percentile

Relative to 2016–2019 norms for this metro

Normal permit activity but demand has deteriorated significantly. The stress is from existing inventory and slowing absorption, not new construction.

Employment Concentration

Employment

Moderate

Largest SectorGovernment 14.6%

QCEW 2024 annual averages

Internal Structure

Savannah's 3 counties show moderate divergence — Bryan County carries the most risk (Elevated) while Effingham County anchors the lower end.

Moderate13.7Limited data

3 of 3 counties scored

Savannah, GA shows Moderate internal divergence — some counties diverge meaningfully from the metro picture. Bryan County contributes the most structural risk (Elevated, driven by permits per capita), while Effingham County anchors the lower end (Low Risk).

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

County	Score ▼	Band	Pop %	Price	Permits	Afford
Bryan CountyRisk Driver	62	Elevated	11.5%	50	50	50
Chatham County	62	Elevated	71.9%	0	100	100
Effingham CountyStabilizer	25	Low Risk	16.5%	100	0	0

Score History

Month	Phase	Score	Price	Permits	Afford	Employ	Migr
2025-12	Hyp	66	35	88	88	56	33
2025-10	Hyp	74	85	73	91	83	25
2025-07	Hyp	69	53	73	91	84	25
2025-04	Ress	72	61	73	87	94	25
2025-02	Ress	71	77	73	89	73	25
2024-11	Hyp	60	16	73	86	71	25
2024-09	Hyp	59	60	73	88	17	25
2024-08	Ress	65	78	73	88	37	25
2024-06	Ress	57	62	73	85	9	25
2024-03	Hyp	64	87	73	86	22	25
2024-01	Exp	68	91	73	86	42	25
2023-11	Exp	68	100	73	90	29	25
2023-09	Rec	70	94	73	88	53	25
2023-07	Rec	73	96	73	88	68	25
2023-05	Hyp	72	99	73	87	60	25
2023-03	Hyp	68	97	73	82	40	25
2023-02	Ress	69	97	73	82	45	25
2022-12	Ress	71	98	73	81	59	25
2022-09	Hyp	66	94	73	79	38	25
2022-07	Exp	67	96	73	79	40	25
2022-05	Exp	62	92	73	76	14	25
2022-02	Exp	58	76	73	72	11	25
2022-01	Rec	58	74	73	72	14	25
2021-11	Rec	57	72	74	73	8	27
2021-10	Exp	57	71	74	73	6	27
2021-08	Exp	50	39	74	65	4	27
2021-05	Rec	51	34	74	69	15	27
2021-03	Rec	57	39	74	68	45	27
2021-01	Exp	55	41	74	68	33	27
2020-11	Exp	59	27	74	74	45	44
2020-10	Rec	56	23	74	74	34	44
2020-08	Rec	63	42	74	76	53	44
2020-05	Exp	66	55	74	76	56	44
2020-03	Exp	61	70	74	75	15	44
2020-02	Rec	68	75	74	76	49	44
2019-12	Rec	66	91	74	77	4	64
2019-11	Exp	66	87	74	77	8	64
2019-09	Exp	73	78	74	77	54	64
2019-08	Rec	68	70	74	77	36	64
2019-06	Rec	65	60	74	75	26	64
2019-05	Exp	66	67	74	75	28	64
2019-03	Exp	67	63	74	73	41	64
2019-01	Exp	64	72	74	73	9	64

Data Vintages

Price (HPI)2026-Q1

Permits2026-05

Income2024

Employment2026-05

Migration2023