Georgia vs San Antonio: Key Differences in Pricing, Taxes, Climate, and Market Dynamics

Quick Comparison

Factor	San Antonio	Atlanta Metro
Median Price	$290K	$385K
Property Tax Rate	2.1-2.5%	1.0-1.2%
State Income Tax	0%	5.49%
Dominant Foundation	Slab	Crawlspace/Basement
Avg Cap Rate	6.5-8%	5.5-7%
Days on Market	32 days	28 days
Typical Buyer	Landlord-heavy	Flipper-heavy

Major Differences That Affect Deals

Foundation Type = Different Inspections

Georgia has lots of crawlspaces and basements - things we rarely see in SA. This means:

• Check for moisture, mold, wood rot in crawlspace
• Look for termite damage (GA is high termite zone)
• Basements may have water intrusion issues
• Pier & beam repairs are common and can be expensive

Lower Property Taxes = Better Cash Flow

Georgia property taxes are roughly half of Texas. This means:

Example: $300K property

TX taxes: ~$6,750/year ($563/mo)

GA taxes: ~$3,300/year ($275/mo)

GA saves: $288/month in cash flow!

Atlanta is More Appreciation-Focused

Atlanta buyers often care more about equity growth than monthly cash flow:

• More flippers, fewer buy-and-hold landlords
• Tighter margins on cash flow deals
• More competition on move-in-ready properties
• Buyers may accept lower cap rates for appreciation

Humidity Creates Different Problems

Georgia's humid climate causes issues rare in SA:

• Mold is a serious concern (inspect carefully)
• Wood rot in exterior trim and decks
• Termites are extremely common
• Drainage/grading issues from heavy rain

How to Adjust Your MAO for Georgia

65%

Premium Atlanta Areas

Buckhead, Alpharetta, Johns Creek - competition is fierce

70%

Standard Suburban Markets

Cobb, Gwinnett, Cherokee counties - your bread and butter

72%

Landlord-Heavy Areas

Douglas, Clayton, South DeKalb - more landlords, can stretch

Key Takeaway

Georgia has lower property taxes (better cash flow) but higher purchase prices and different inspection concerns. Budget more for crawlspace/termite issues and expect more flipper buyers than landlords.