Sources & assumptions, as of August 27–31, 2026: Rate defaults from Freddie Mac's Primary Mortgage Market Survey (30-yr 6.66%, 15-yr 5.98%, week of 8/27/26). Property tax estimates apply Georgia's 40% assessment ratio to each place's most recently published millage: city millage + county school millage for incorporated cities (Savannah 29.1, Pooler 21.4, Port Wentworth 22.5, Garden City 25.2, Rincon 20.8, Richmond Hill 18.6, Statesboro 19.1), or county + county school millage for unincorporated areas (Chatham ~27.8, Effingham ~24.0, Bryan ~20.4, Bulloch ~21.75). Bloomingdale, Springfield, Guyton and Pembroke had no separately published city rate at research time, so those use their county's unincorporated estimate as a placeholder. Millage changes every year and homestead exemptions, fire districts and special service areas all move the real bill — always confirm with the county tax assessor before writing an offer. Insurance default of $2,914/yr reflects the Savannah-area average for $300k dwelling / $100k liability coverage and scales with price here; coastal wind/hail and flood-zone coverage can raise this. FHA figures use 1.75% upfront MIP and 0.50–0.55% annual MIP (loans at or below $726,200). VA figures use the funding fee chart for first-use vs. subsequent-use loans. Conventional PMI is estimated by down-payment tier and removed automatically above 20% down. All figures are planning estimates, not a loan offer, pre-qualification, or Loan Estimate — actual rates, mortgage insurance and taxes depend on your credit, the lender, and the specific property.