Location: Emanuel County, GA | Metro: Bulloch County, GA
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $770 |
| 1 Bedroom | $810 |
| 2 Bedrooms | $1,070 |
| 3 Bedrooms | $1,390 |
| 4 Bedrooms | $1,670 |
| 5 Bedrooms | $1,937 |
| 6 Bedrooms | $2,169 |
| 7 Bedrooms | $2,343 |
| 8 Bedrooms | $2,460 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,070 | $175,851 | 0.61% | D |
| 3BR | $1,390 | $236,227 | 0.59% | F |
| 4BR | $1,670 | $344,044 | 0.49% | F |
U.S. Census Bureau data (2024)
The ZIP code 30439, located in Metter, Georgia, presents a unique challenge for renters due to the local economic conditions and housing costs. The median income for a household in this area is $52,071, which is significantly lower than the national average. Given this financial context, the market rate rent of $702 per month as reported by the Census Bureau's American Community Survey (ACS) is already a substantial burden for many residents.
To put this into perspective, consider that the Fair Market Rent (FMR) set by the U.S. Department of Housing and Urban Development (HUD) for the metro area in fiscal year 2026 is $1,020. This figure represents the maximum amount that a household receiving a housing voucher should pay for rent. However, it's important to note that the actual market rate in ZIP 30439 is $702, which is below the HUD's FMR. This suggests that while the market rate is affordable for some households, it still represents a significant portion of their income.
The ZIP code has a population of 10,240, with 38.3% of those being renters. This means there are approximately 3,920 rental units occupied. The affordability gap between the median income and both the market rate and FMR highlights the financial strain on renters and the potential competition among landlords for tenants who can afford higher rents.
For landlords and small-portfolio investors considering their strategy in ZIP 30439, the key takeaway is clear: the demand for affordable housing is high, but so is the competition. While accepting housing vouchers can provide a steady stream of income, it may also mean dealing with lower rents compared to the FMR. On the other hand, focusing on cash-paying tenants could result in higher rents, but landlords must be prepared to offer competitive amenities and maintenance to attract and retain these tenants.
In summary, landlords in ZIP 30439 need to carefully balance their preference for voucher versus cash-paying tenants based on the local economic realities. The decision should factor in the high percentage of renters, the relatively low median income, and the existing market rate versus HUD's FMR. A strategic approach will be essential to navigate the complex landscape of affordability and competition effectively.
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.