The numbers are in, and they confirm what anyone driving down I-16 or Highway 80 already knows: Coastal Georgia is booming.
The Signal
“According to new census data analyzed by StorageCafe, Chatham County leads the entire state of Georgia for net migration, gaining 7,500 net newcomers in a single year. Just up the road, the Bulloch, Effingham, and Screven county cluster recorded a net gain of 6,100 residents.”
Joel Boblasky, PIER
Bottom Line
Why It Matters
•Retail Follows Rooftops: With thousands of new residents, many of them young professionals and families, demand for grocery-anchored retail, quick-service restaurants, and neighborhood services is outpacing supply in suburban corridors like Pooler, Richmond Hill, and Rincon.
•Industrial Drives the Influx: The Port of Savannah’s continued expansion and the massive Hyundai Metaplant in Bryan County are the economic engines pulling this population southward. Jobs are creating the migration, not just weather.
•The “Spillover” Effect: As Chatham County becomes denser and more expensive, neighboring counties like Effingham and Bulloch are rapidly transitioning from rural farmland to booming suburban hubs.
What Happened
Georgia welcomed about 47,000 new residents in 2023, making it one of the nation’s top destinations for movers. But that growth isn’t spread evenly. It is highly concentrated in specific pockets of opportunity.
Chatham County (Savannah) took the #1 spot statewide. Two-thirds of these 7,500 newcomers came from out of state. The demographic is notably young, the average age is just over 31, with 30% belonging to Gen Z. They are drawn by the robust logistics and manufacturing job market, but also by Savannah’s unmatched cultural and lifestyle appeal. About a third of these new arrivals are purchasing homes shortly after settling in, driving intense residential development in the western and southern suburbs.
Bulloch, Effingham, and Screven Counties took the #3 spot statewide, adding 6,100 residents. Bulloch County’s growth is anchored by Statesboro and Georgia Southern University, which provides a steady pipeline of young talent. Effingham County, meanwhile, is capturing the family demographic leaving the city core for larger homes, better schools, and a quieter lifestyle, all while remaining within commuting distance of the port and the Hyundai plant.
Who’s Involved
•Out-of-State Movers: Millennials and Gen Z relocating from higher-cost states like Florida, Texas, and California.
•Major Employers: The Georgia Ports Authority, Hyundai Motor Group, and the broader logistics and manufacturing ecosystem.
•Commercial Developers: Firms racing to build the retail, medical office, and flex industrial spaces required to support these new population centers.
Timeline
•2023-2024: Georgia sees massive influx of 47,000 new residents.
•Late 2025: StorageCafe releases analysis showing Chatham County as the #1 destination for net migration in the state.
•2025-2026: Ongoing construction of the Hyundai Metaplant and Port of Savannah expansions continue to drive housing and commercial demand across the region.
What to Watch Next
Watch the secondary corridors. As Pooler and Richmond Hill mature, developers are pushing further out. Keep a close eye on Highway 21 in Rincon (Effingham County) and the Highway 301 corridor near Statesboro (Bulloch County). The influx of new residents with higher average incomes will inevitably attract national retailers and restaurant brands that previously bypassed these markets.
That’s the signal.
– Joel Boblasky, PIER Commercial
PIER Commercial Real Estate
We track the data so you can make the right moves. Whether you are looking to invest in growing corridors or need to position your property for the right tenant, we know the Coastal Georgia market.
•Phone: 912.353.7707
•Website: piercommercial.com
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