Berrien County, Georgia

• Income gap: Households earn meaningfully less than the national median, which directly affects retail demand, housing absorption, and tax base.
• Elevated poverty: At 20.6%, the rate is in economically distressed territory and supports federal funding narratives (CDFI, NMTC, EDA).
• Talent gap: Bachelor's-or-higher attainment trails the national average by 20.0 pts, relevant for advanced-services attraction strategy.

• Largest sector: Manufacturing employs 1,207 workers (49% of tracked sectors), at an average wage of $51,953.
• Economic scale: Regional GDP of $553M (2024).
• Wage stratification: Finance and Insurance averages $78,147 while Accommodation and Food Services averages $17,581, a 4.4x spread in the same local economy, with implications for workforce development and talent strategy.

• Top specialization: Transportation Equipment Manufacturing concentrates at 21.44x the national norm, top-decile concentration, the kind of signature sector that defines a region's economic identity to site selectors.
• Cluster depth: 8 sub-sectors register LQ ≥ 1.5, suggesting an interconnected industrial base rather than reliance on a single employer or sector.

• Affordable market: Home value to income ratio of 2.5x is well below the ~4.1x national average; supports talent attraction and family settlement narratives.
• High home ownership: 71% owner-occupied; rental supply may be tight for incoming workers.
• Elevated vacancy: 13% vacancy rate. In resort, rural, and seasonal markets much of this is recreational/seasonal (second homes), not available supply; confirm the vacancy-by-reason split before treating it as a redevelopment opportunity.
• Affordable rent tiers: 3 of 5 HUD Fair Market Rent bedroom tiers sit below the 30%-of-median-income affordability threshold (~$1,322/mo).

• Succession risk is real: 23.3% of working-age residents are 55-64. Plan for retirements over the next decade and pair attraction strategy with talent retention.
• Low participation: 58.8% labor force participation suggests untapped capacity; workforce development programs may unlock supply.
• Talent pipeline: 6 regional institutions feed the workforce; the top three combined produce 31,835 annual credentials.

Berrien County shows strong potential for transportation equipment manufacturing attraction, with a 21.44x concentration and 945 jobs in this sub-sector. It ranks in the top decile nationally. Near-term succession risk is elevated, with 23.3% of the working-age population within 10 years of retirement age.

The interconnected base across transportation equipment manufacturing, crop production, and creates supply-chain attraction leverage rather than single-employer risk, a structural advantage for industrial recruitment.