• 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.

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