Duluth, GA — Momentum Score, Home Values & Best-For

All states·Georgia·Duluth

Gwinnett County · Atlanta-Sandy Springs-Alpharetta · population 33,157

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Duluth, GA
Image: Wikipedia · Duluth, Georgia
OverviewCost of livingMoving guide
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59
Stable
Momentum score · 0–100

Where Duluth stands

Steady, no major recent move.

Median home $448,739
1-year -2.4%
5-yr CAGR +6.4%
vs 5-yr peak -3.2%
Population +1.0%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2024-12$449k$207k$299k$390k$482k201620182020202220242026

Lifestyle scores

🚶
Walkability
32/100
Very car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
22/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
79/100
Strong remote-work fit
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$1,654/mo$1,336$1,584$1,832202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent136116100120140202220242026

Rent vs buy

Price-to-rent ratio: 22.6
Lean rent

At a 22.6 price-to-rent ratio, the math is starting to lean toward renting in Duluth. Owner-occupier ROI requires longer holds and the assumption that prices keep appreciating roughly at the rate of rent.

How the momentum score breaks down

methodology →
Home YoY
38 · w22%
Home 5-yr CAGR
71 · w22%
Distance from peak
71 · w18%
Population growth
65 · w16%
Rent YoY
33 · w12%
Home 10-yr CAGR
76 · w10%
Long thesis

Duluth has held up across the cycle: home values at $448,739 with +6.4% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Duluth's rents are softening (-2.3% YoY) while home values stall (-2.4%). When rents fall, the cap-rate math gets ugly for investors and the 'rent vs buy' equation tilts toward renting — neither helps prices.

About Duluth

Duluth is a city in Gwinnett County, Georgia, with an estimated population of 33,157. It anchors the Atlanta-Sandy Springs-Alpharetta metro area. The population grew 1.0% annually from 2020 to 2024, a moderate gain. The median home value in Duluth is $448,739 as of 2026-04, down 2.4% over the last 12 months. Over the last five years, home values have averaged +6.4% annual growth (-3.2% from the 5-year peak). Rents in Duluth average $1,654 per month, down 2.3% year-over-year. The composite momentum score is 59 of 100 (Stable). Conditions are neither hot nor cold, so the local fit matters more than market timing.

▲ Bull case

●Healthy 5-year run: +6.4% annualized over 5 years, outpacing US inflation.
○The data is the data: Duluth has at least 5 years of Zillow tracking, full Census identification, and is included in the 2-criteria momentum score on this page.

▼ Bear case

●Cooling: -2.4% over the trailing year — momentum has stalled.
○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About Duluth (Wikipedia)

Duluth is a city in Gwinnett County, Georgia, United States. Located north of Interstate 85, it is approximately 30 miles (48 km) northeast of Atlanta.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

Playbook

Buyer

Lifestyle fit matters more than market timing in a Stable market. Take your time on the home and neighborhood; the macro trend isn't urgent. Negotiate normally.

Seller

Price competitively from day one or risk a 60+ day listing. Staging, photography, and presentation matter more in Stable markets than in Hot ones.

Investor

Stable cap rates, no big appreciation story to lean on. Underwrite this as a pure cash-flow play — the math has to work on rent alone.

Local safety & alerts

No active National Weather Service alerts for Gwinnett County right now.

NWS active alerts (GA)Georgia Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Gwinnett County routes NWS alerts; check the state EM portal for non-weather emergencies.

Cities like Duluth

Peachtree Corners, GA61 · StableNewnan, GA62 · RisingLawrenceville, GA56 · StableBrunswick, GA59 · Stable

Run the numbers for Duluth

ToolCan I afford Duluth?Income → city shortlistToolROI on a Duluth rentalCap rate, cash-on-cash, DSCRToolCompare Duluth to anywhereSide-by-side up to 3 citiesToolDuluth cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
55° / 36°
avg high / low
Summer (Jul)
91° / 71°
avg high / low
Sunny days/yr
217
~59% of year
Annual precip
50″ rain
1″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Moderate
Tornado
Moderate
Wildfire
Low
Earthquake
Very low
Flood
Moderate

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Local sports teams

Major professional teams the Atlanta-Sandy Springs-Alpharetta area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Duluth listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local economy & environment

Humidity
70%
Humid climate
Median household income
$71,400
Georgia state median
Top industries (state-level)
Logistics/DistributionFilm/TVHealthcare

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

Cities similar to Duluth

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