Section 8 Fair Market Rent (FMR) for ZIP 30019 - 2027

Investment Score for ZIP 30019

Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)

FY 2027 Fair Market Rent Rates

Unit Size	Monthly FMR
Studio	$1,930
1 Bedroom	$2,010
2 Bedrooms	$2,190
3 Bedrooms	$2,610
4 Bedrooms	$3,100
5 Bedrooms	$3,596
6 Bedrooms	$4,028
7 Bedrooms	$4,350
8 Bedrooms	$4,568

Investment Analysis by Bedroom Size

Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)

Bedrooms	Monthly FMR	Median Price	1% Rule	Grade
2BR	$2,190	$351,516	0.62%	D
3BR	$2,610	$370,480	0.7%	D
4BR	$3,100	$426,025	0.73%	D
5BR	$3,596	$533,935	0.67%	D

Demographics & Housing Statistics

U.S. Census Bureau data (2024)

### Market Analysis for ZIP Code 30019 (Dacula, GA) #### Section 8 Voucher Dynamics The Fair Market Rent (FMR) for ZIP code 30019 is set by HUD for 2026. For a two-bedroom apartment, the FMR is $2360 per month. This figure represents 24.3% of the median household income in Dacula, which stands at $116,583. The FMRs for other bedroom sizes are as follows: 0BR at $2060, 1BR at $2150, 3BR at $2830, and 4BR at $3380. However, the actual rental market in Dacula is significantly higher than these FMRs. According to Zillow, the median price for a two-bedroom home is $347,551, which translates to a monthly rent of approximately $1448 based on typical mortgage rates and property tax considerations. Given that the FMR for a two-bedroom unit is $2360, the price-to-FMR ratio is 12.3x, indicating that the actual market rents are much higher than what is covered by the Section 8 vouchers. This means that tenants using Section 8 vouchers will face significant constraints in finding affordable housing. They would need to find landlords willing to accept a rent that is substantially lower than the market rate. Additionally, the voucher amount might not cover all the expenses associated with renting, such as utilities, which could further strain their budget. #### Affordability & Renter Profile Dacula has a relatively low renter percentage of 16.1%, suggesting that the majority of residents are homeowners. The occupancy rate of 98.2% indicates that there is little vacancy in the rental market, making it a tight market for renters. The median household income of $116,583 suggests that most residents have high incomes, which supports the high median home values and rental prices. Given the high median home value and the limited number of renters, those who do rent are likely to be individuals or families who cannot afford to purchase homes outright or prefer the flexibility of renting. However, the disparity between the FMR and actual market rents makes it challenging for low-income households to find affordable housing. The tight market conditions mean that there is little room for negotiation on rent prices, and landlords can command higher rents due to the high demand. #### Investor Angle From an investor’s perspective, the ZIP code 30019 presents a mixed picture when considering cash flow and investment grade. The FMRs are set below the actual market rents, meaning that landlords who accept Section 8 vouchers will receive lower rents compared to market rates. For example, a landlord accepting a two-bedroom Section 8 voucher at $2360 would be receiving significantly less than the market rent, which could be around $1448 per month if we consider the median home value. Despite the lower rents, the high occupancy rate and strong demand for rental properties suggest that the risk of vacancy is low. However, the tight market conditions also imply that there may be fewer opportunities for new rentals to enter the market. Investors should carefully consider the trade-offs between accepting Section 8 vouchers, which provide stable but lower income, and renting at market rates, which offer higher income but come with the risk of higher maintenance costs and potential tenant issues. The investment grade for this ZIP code would be moderate to low for Section 8-focused investors due to the lower rents compared to market rates. However, the stability of the rental market and the high occupancy rate make it a safer bet compared to areas with higher vacancy rates. #### Specific Actionable Insights 1. **Target Low-Maintenance Properties**: Given the tight market and high demand, investors should focus on properties that require minimal maintenance and can be rented out quickly. A two-bedroom property rented at the FMR of $2360 would generate a monthly income of $2360, which is significantly lower than the market rent but still provides steady cash flow. To maximize returns, investors should aim to minimize operational costs and ensure that the property is well-maintained to attract tenants. 2. **Consider Mixed-Income Developments**: Since the actual market rents are much higher than the FMR, investors might consider developing mixed-income housing projects where some units are rented at market rates and others are rented to Section 8 voucher holders. This approach can help balance the lower income from Section 8 units with higher income from market-rate units, providing a more diversified and sustainable revenue stream. 3. **Engage with Local Housing Authorities**: To better understand the local dynamics and potentially secure more Section 8 tenants, investors should engage with the local housing authorities. This can involve attending meetings, networking with officials, and understanding the specific requirements and processes for becoming a Section 8 landlord. By building relationships with housing authorities, investors can increase their chances of securing long-term, stable tenants. #### Bottom Line For Section 8-focused investors, the ZIP code 30019 (Dacula, GA) presents a challenging but potentially rewarding market. The high median home values and tight rental market mean that rents are significantly above the FMR, limiting the pool of available properties for voucher holders. However, the strong demand and high occupancy rate make it a relatively safe market for rental investments. **Recommendation**: **Hold**. While the market is tight and rents are high, the potential for stable cash flow from Section 8 vouchers is present. Investors should carefully evaluate the operational costs and consider mixed-income developments to balance their portfolio. Engaging with local housing authorities can also help mitigate risks and improve the likelihood of securing tenants.

Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).

About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.