Top 10 Georgia Counties For Net Migration – And Who’s Moving There

• Chatham County (Savannah) leads Georgia for net migration, gaining 7,500 net newcomers, many of them young and from out of state.
• Clarke County (Athens) has one of the youngest migration profiles, with over two-thirds of newcomers being Gen Z – and most of them renters.
• Barrow & Jackson Counties stood out for homeownership, with 76% of new residents purchasing homes soon after arrival.
• Close to a third of those relocating to Forsyth County work from home, and almost half have a bachelor’s degree or higher.

Georgia is one of the nation’s top destinations for movers. In 2023 alone, the state welcomed about 47,000 new residents, according to the most recent U.S. Census data. Much of this growth is driven by Millennials and Gen Z, who are arriving in large numbers from states like Florida, Texas, and California.

But this growth isn’t happening everywhere. A handful of counties are capturing the lion’s share of new residents, thanks to their mix of opportunity, affordability, and local character. From Savannah’s growing port economy to the fast-expanding suburbs around Atlanta and the college-town energy of Athens, newcomers are reshaping communities across the state.

Here are the top ten counties in Georgia attracting the most net newcomers, whether from inside or outside the state:

1. Chatham County

Net move-ins: 7,500

Chatham County and its main city, Savannah lead Georgia for net migration, adding nearly 7,500 new residents in a year. Two-thirds of these newcomers come from out of state, and they skew young. The average age of newcomers is just over 31, with 30% belonging to Gen Z.

Savannah’s pull is part economic, part cultural. The Port of Savannah continues to expand, fueling jobs in logistics and manufacturing, while tourism and hospitality remain major employers. A new Hyundai EV megasite just outside the county promises thousands more jobs, adding to the momentum. Many of those moving to Chatham County seem to have long-term plans, with about a third purchasing homes shortly after settling in, often in suburbs like Pooler or Richmond Hill, which offer a family-friendly environment. Moving to the area is made easier by a well-developed local self storage sector, with a total inventory of 3.2M square feet of space. The average self storage unit in Savannah and its surroundings hovers around $143 per month.

Yet the draw goes beyond work opportunities and homeownership. Savannah’s moss-draped squares, Victorian homes, and lively downtown full of restaurants, music, and festivals offer a lifestyle that resonates with younger movers who want walkability and culture.

2. Clarke County

Net move-ins: 6,600

Clarke County, anchored by Athens, welcomed nearly 20,000 newcomers in a year, producing a net gain of about 6,600 residents. The incoming migration is strikingly young: more than two-thirds of arrivals are Gen Z, and the average income of newcomers sits at $26,700. Only 9% purchase a home in their first year, a reflection of Athens’ identity as a college town where renting dominates the housing market. With the renter lifestyle so prevalent and with many of the newcomers most likely sharing their apartments with newcomers, self storage definitely comes in handy. Renting a self storage unit in Athens and its surroundings hovers around $120 per month, below the national monthly average of $137 for the average unit.

Downtown Athens, buzzing with restaurants, live music venues, and coffee shops, offers the kind of walkable, social environment that appeals to younger generations. At the heart of it all is the University of Georgia, the county’s largest employer and cultural anchor. The university draws not only students but also faculty, staff and professionals connected to research, health care and education.

3. Bulloch, Effingham & Screven Counties

Net move-ins: 6,100

Stretching northwest of Savannah, the counties of Bulloch, Effingham, and Screven together recorded a net gain of about 6,100 residents in a single year. Newcomers are mostly young people, with the average age at 28 and nearly half belonging to Gen Z. About a third purchase homes soon after arrival, banking of still affordable prices.

Bulloch County’s hub, Statesboro, thrives on the presence of Georgia Southern University, which brings a steady stream of students, staff, and young professionals. That university energy keeps the town lively with college sports, music, and a growing downtown scene. Effingham and Screven counties, by contrast, have shifted rapidly from farmland to booming suburban areas. Their growth is tied to Savannah’s expanding economy, with many families leaving the city core in search of larger homes, good schools, and a quieter lifestyle.

4. Barrow & Jackson Counties

Net move-ins: 5,800

Situated along the I-85 corridor between Atlanta and Athens, Barrow and Jackson counties are among the fastest-growing areas in Georgia. Together they gained about 5,800 net newcomers in a year, and the recent growth has been transformative: since 2018, their combined population has risen by 18%. Roughly a third of newcomers are Millennials, and a massive 76% of the new residents purchase homes soon after relocating.

The high homeownership rate reflects what many movers are seeking here: space, stability, and affordability. New housing complexes have sprung up across Winder, Jefferson, and Braselton, offering larger homes at prices more attainable than closer-in Atlanta suburbs.

Jackson County’s economy has been further energized by SK Battery America’s massive EV plant in Commerce, which is bringing thousands of jobs and spurring demand for nearby housing.

5. Hall County (Gainesville / Lake Lanier)

Net move-ins: 4,800

Anchored by Gainesville, Hall County added about 4,800 net newcomers in a year. Gen Z accounts for roughly a quarter of arrivals, while the average newcomer income of around $46,000 supports a solid housing market where half of the newcomers purchase homes within their first year.

Job stability plays a central role in attracting newcomers. Gainesville is a regional employment hub, with healthcare, manufacturing, and agribusiness providing steady opportunities. The poultry industry remains a major employer, but newer industries, along with the growing hospital system and university presence, diversify the job base.

Lifestyle is just as important. Lake Lanier draws both families and retirees to its waterfront neighborhoods, where boating, fishing, and sunset views shape daily life. Downtown Gainesville has also been revitalized, with coffee shops, restaurants, and a walkable square.

6. Newton & Rockdale Counties

Net move-ins: 4,400

East of Atlanta along I-20, Newton and Rockdale counties gained about 4,400 net newcomers in a year. Millennials make up nearly a third of arrivals, and almost 60% of the newcomers got homes soon after moving, a clear sign that many are settling here for the long term.

Covington, the county seat of Newton, offers much of the region’s appeal. Its postcard-worthy square, often used as a backdrop in film and television, has made the town a favorite for families who want a small-town feel with easy access to modern conveniences. Conyers, in neighboring Rockdale, leans more suburban, with established neighborhoods that put Atlanta within a manageable commute.

What ties the two counties together is affordability. Housing costs remain lower than in closer-in metro counties like DeKalb or Fulton, making it possible for newcomers to buy larger homes or properties with more land. The local job base is expanding as well: the film industry has found a hub in Covington, while the forthcoming Rivian EV plant just outside Newton promises thousands of jobs that will ripple through the region.

7. Forsyth County (North Metro Atlanta)

Net move-ins: 4,000

Forsyth County continues to stand out as one of Atlanta’s (and Georgia’s) most affluent and fast-growing suburban areas, drawing close to 4,000 net newcomers in a year. Millennials make up 35% of arrivals, and with household incomes averaging about $70,000, it’s little surprise that 71% of newcomers purchase homes soon after relocating – and that’s despite the relatively high home prices in the area. Nearly half of the newcomers hold bachelor’s degrees or higher, and many work remotely, a trend that fits well with the county’s suburban lifestyle.

What draws families here is the balance of stability and quality of life. Forsyth is known for its top-rated schools and safe neighborhoods, with master-planned communities offering large homes, parks and many lifestyle amenities. Lake Lanier provides a natural escape for boating and fishing, while upscale shopping centers and mixed-use developments like Halcyon have reshaped daily life with dining, retail, and entertainment options.

8. Cherokee County

Net move-ins: 3,700

Cherokee County welcomed about 3,700 net newcomers in a year, with Millennials making up 28% of arrivals. More than half of the newcomers purchase homes soon after moving, proving that the county is drawing new residents that are looking to settle down. Remote workers are also well represented among the newcomers (about 22% of new residents work from home), adding to the mix of young professionals and families shaping the county’s growth.

Much of the attraction of this county centers on Woodstock and  its revitalized downtown packed with restaurants, breweries, and live music. Canton, the county’s seat, offers a different pace, combining a historic square with expanding neighborhoods that appeal to families and first-time buyers. Strong schools and community amenities reinforce the appeal for those putting down roots.

9. Dawson, Lumpkin, Rabun, Towns, Union & White Counties (North Georgia Mountain Counties)

Net move-ins: 3,400

The North Georgia mountain counties welcomed about 3,400 net newcomers. Gen Z accounts for 29% of arrivals, and more than half of all newcomers purchase homes quickly. Average incomes of those coming in are around $48,000, slightly higher than local norms. Over a third of the newcomers are from out of state, drawn by the chance to own property with mountain or lake views.

Dawson County, with its GA‑400 corridor and retail hubs, is feeling the edge of metro Atlanta’s growth, while Lumpkin’s Dahlonega combines university life with vineyards and festivals. Further north, counties like Rabun, Union, and Towns attract retirees and remote workers to their lakes and hiking trails.

10. Paulding County

Net move-ins: 3,100

West of Cobb, Paulding County added about 3,100 net newcomers in a year. Millennials account for 29% of arrivals, and a significant 58% of new residents purchase homes within their first year,

Much of the county’s appeal comes from the balance of affordability and space. Homes in Paulding remain less expensive than in neighboring Cobb, making it easier for young households to buy. Families are also drawn to the county’s safe neighborhoods, improving schools, and a community spirit reflected in local events and seasonal festivals. Dallas and Hiram anchor the area: Dallas with its historic square and small-town atmosphere, Hiram with its retail corridors and newer housing developments. However, the trade-off for affordability is a longer commute into Atlanta.

Generational trends: Favorite moving spots in Georgia for Gen Zers, Millennials

Gen Z and Millennials, the two most mobile generations, make up the bulk of those moving to and within Georgia, reshaping the state’s map in distinct ways. Younger, Gen Z renters gravitate to cultural and educational hubs, while Millennial families are driving homeownership in the suburbs.

Gen Z is most visible in counties where college campuses, walkable downtowns, and vibrant cultural scenes shape daily life. Clarke County, anchored by the University of Georgia, is a prime example, while Bulloch County’s Georgia Southern University brings a steady flow of students and young residents to Statesboro. Chatham County draws younger movers to Savannah’s historic core, where music, food, and festivals thrive, and Hall County’s Lake Lanier communities, along with the hiking towns of the North Georgia mountains, attract those who want recreation alongside affordability.

Millennials, by contrast, are fueling the rise of suburban counties. Forsyth leads with its high incomes, top schools, and remarkable homeownership rates among newcomers. Barrow and Jackson counties show similar patterns as families settle near new job hubs along I-85 and Highway 316. Newton and Rockdale attract buyers to small-town squares and suburban neighborhoods, while Cherokee and Paulding appeal with a mix of community amenities and relatively attainable housing.

With attractive street rates, the self storage sector supports relocations across Georgia’s major cities

As Georgia’s top destinations absorb tens of thousands of newcomers each year, self storage has become a practical necessity. Relocation often means a period of transition, whether it’s families waiting on a new home to be built, renters shifting between leases, or out-of-state movers arriving before their belongings do.

In Atlanta (Fulton County) both locals and new residents get to enjoy close to 5.6M square feet of self storage inventory, the highest volume in the state. With only 4.6 square feet of storage per capita, street rates are higher than in other cities, standing at $153/month. Marietta (Cobb County) comes in second, with over 3M square feet of self storage space. Locals can expect rates to stand at around $122/month. In other major cities such as Columbus, Augusta, Savannah and Lawrencille, total supply is also abundant, sitting at above 2M square feet. Augusta comes with the most attractive rent tag, sitting at $98/month. Columbus rates – $103/month – and Lawrenceville – $106/month – also present lower street rates.

Below, you can check out self storage prices and availability across Georgia’s major cities and counties:

Self Storage Costs and Availability Across Georgia’s Cities

City	County	2025 Total Self Storage Inventory	Sq. Ft./Capita	Self Storage Rent ($)
Atlanta, GA	Fulton	5,696,953	4.6	153
Columbus, GA	Muscogee	2,512,325	11.4	103
Augusta, GA	Richmond	2,370,131	9.2	98
Macon, GA	Bibb	1,596,215	10.7	106
Savannah, GA	Chatham	2,203,275	8.7	146
Athens, GA	Clarke	1,136,176	8.5	122
Sandy Springs, GA	Fulton	696,654	3.0	153
Roswell, GA	Fulton	708,502	3.4	129
Johns Creek, GA	Fulton	212,939	1.3	149
Warner Robins, GA	Houston	867,353	7.2	107
Alpharetta, GA	Fulton	1,404,099	4.3	137
Marietta, GA	Cobb	3,376,209	5.8	122
Smyrna, GA	Cobb	958,921	4.1	138
Dunwoody, GA	DeKalb	237,607	1.5	120
Gainesville, GA	Hall	1,053,588	7.2	94
Newnan, GA	Coweta	1,206,524	14.1	110
Mableton, GA	Cobb	381,639	3.2	113
Peachtree Corners, GA	Gwinnett	225,665	1.5	123
Milton, GA	Fulton	183,415	2.7	151
Peachtree City, GA	Fayette	551,903	11.0	125
East Point, GA	Fulton	204,912	1.6	157
Rome, GA	Floyd	333,109	5.5	100
Evans, GA	Columbia	459,556	5.6	131
Tucker, GA	DeKalb	715,334	3.0	116
Woodstock, GA	Cherokee	1,157,901	5.6	126
Douglasville, GA	Douglas	783,220	6.7	115
Stockbridge, GA	Henry	643,600	6.3	109
Hinesville, GA	Liberty	440,091	10.4	135
Canton, GA	Cherokee	1,000,305	7.3	129
Dalton, GA	Whitfield	539,673	7.4	115
Statesboro, GA	Bulloch	365,972	7.4	118
Kennesaw, GA	Cobb	947,368	5.1	106
Martinez, GA	Columbia	549,307	6.5	97
Duluth, GA	Gwinnett	812,375	2.7	112
LaGrange, GA	Troup	451,130	11.2	107
Lawrenceville, GA	Gwinnett	2,019,221	4.9	106
Chamblee, GA	DeKalb	562,836	2.8	149
McDonough, GA	Henry	1,363,958	12.2	128
Union City, GA	Fulton	192,152	3.9	141
Pooler, GA	Chatham	512,748	10.4	126
Carrollton, GA	Carroll	403,786	9.9	155
Sugar Hill, GA	Gwinnett	252,232	2.4	123
Decatur, GA	DeKalb	1,912,924	4.5	123
Griffin, GA	Spalding	574,295	11.5	117
Cartersville, GA	Bartow	735,068	12.6	133
Acworth, GA	Cobb	799,508	4.1	111
Perry, GA	Houston	192,289	8.5	118
Suwanee, GA	Gwinnett	744,549	3.9	103
Snellville, GA	Gwinnett	563,268	3.8	117
Forest Park, GA	Clayton	511,880	4.5	107
Fayetteville, GA	Fayette	1,153,865	8.8	105
Winder, GA	Barrow	206,413	3.8	131
Conyers, GA	Rockdale	953,058	7.9	124
Villa Rica, GA	Carroll	393,285	11.1	103
Holly Springs, GA	Cherokee	133,439	2.0	132
Norcross, GA	Gwinnett	1,152,995	3.7	105
Buford, GA	Gwinnett	1,354,645	6.4	105
Calhoun, GA	Gordon	361,651	11.1	92
Powder Springs, GA	Cobb	368,925	3.7	124
Richmond Hill, GA	Bryan	229,558	10.0	164
Fairburn, GA	Fulton	379,473	5.6	197
Grovetown, GA	Columbia	429,239	4.9	114
Lithia Springs, GA	Douglas	350,180	4.3	119
Monroe, GA	Walton	377,885	12.9	86
Lilburn, GA	Gwinnett	336,566	1.7	102
Loganville, GA	Walton	729,440	8.9	107
Riverdale, GA	Clayton	720,865	4.1	109
Clarkston, GA	DeKalb	142,466	1.1	88
Dallas, GA	Paulding	505,595	4.3	138
Covington, GA	Newton	888,065	7.8	123
Jefferson, GA	Jackson	66,571	3.5	144
Braselton, GA	Gwinnett	226,358	4.2	136
College Park, GA	Fulton	511,231	4.2	116
Port Wentworth, GA	Chatham	194,279	11.7	158
Rincon, GA	Effingham	128,826	6.7	142
Lovejoy, GA	Clayton	64,082	1.8	129
Doraville, GA	DeKalb	471,467	2.5	118
Scottdale, GA	DeKalb	94,325	0.8	100
Garden City, GA	Chatham	132,737	4.9	108
Fort Oglethorpe, GA	Catoosa	237,843	5.4	92
Flowery Branch, GA	Hall	748,585	8.1	110

StorageCafe analysis of data from Yardi Matrix. (Data as of Sep 2025 | Pub: Oct 2025).

Georgia’s migration boom reflects both opportunity and lifestyle, as newcomers can pick and choose places that match their stage of life, whether it’s a college town, a thriving suburb, or a mountain retreat.

Check out below Georgia’s migration patterns and the factors influencing these trends:

Methodology

This analysis was conducted by StorageCafe, an online platform that offers nationwide storage unit listings.

To discover Georgia’s counties with the highest net migration, we created a ranking by subtracting the number of residents leaving from the total number of move-ins by location.

Data on migration, income, homeownership, educational attainment and remote work came from the U.S. Census American Community Survey PUMS 5-Year, 2023. The survey uses PUMAs (Public Use Microdata Areas) to refer to geographic areas with over 100k residents that can cover one or more counties and were used as geographic units to define migration trends and demographics associated with the trend.

Median home prices were sourced from 2023 owner-occupied housing unit values coming from the U.S. Census (ACS 5-Year). For data on rents, we turned to 2023 U.S. Census American Community Survey (ACS 5-Year).

For data on unemployment, we turned to the Bureau of Labor Statistics (July 2025 data set).

The self storage data for this analysis comes from Yardi Matrix, StorageCafe’s sister division, which offers a business development and asset management tool used by brokers, sponsors, banks, and equity sources for underwriting investments in the multifamily, office, industrial, and self storage sectors.

Fair use and distribution

This study serves as a resource for the general public on issues of common interest and should not be regarded as investment advice. The data is true to the best of our knowledge but may change if amendments to it are made. We agree to the distribution of this content, but we do require a mention in return for attribution purposes.