Location: White County, GA | Metro: Habersham County, GA
| Unit Size | Monthly FMR |
|---|---|
| Studio | $930 |
| 1 Bedroom | $930 |
| 2 Bedrooms | $1,130 |
| 3 Bedrooms | $1,350 |
| 4 Bedrooms | $1,760 |
| 5 Bedrooms | $2,042 |
| 6 Bedrooms | $2,287 |
| 7 Bedrooms | $2,470 |
| 8 Bedrooms | $2,594 |
U.S. Census Bureau data (2024)
The Section 8 cap-rate analysis for ZIP code 30571, located in Helen, GA, reveals a stark contrast between the federal market rent (FMR) and the actual market rent. Using the annualized 2BR FMR of $1,170 for fiscal year 2026, the implied gross yield for properties in this area is approximately 3.98%. This is calculated by taking the annual rent ($1,170) and dividing it by the median home value ($344,605).
In contrast, when using the market rent figure of $1,034 derived from the Census ACS, the implied gross yield drops significantly to about 3.00%. The calculation here is similar: the annual market rent ($1,034) divided by the median home value ($344,605).
The disparity between these two yields is considerable, with the FMR scenario offering a higher gross yield. However, the reality of the situation is likely closer to the lower market rent figure. This conclusion is supported by the low renter density of 16.2%, which suggests that a significant portion of the population prefers homeownership over renting. Additionally, the N/A-day DOM (days on market) indicates that there may be a lack of timely data regarding how quickly rental units are being leased, which could imply slower turnover rates or less demand for rentals.
Given these factors, while the FMR-based gross yield of 3.98% might seem attractive at first glance, the actual market conditions suggest that the 3.00% yield based on the market rent is more realistic. Landlords and small-portfolio investors should consider this when evaluating potential returns from Section 8 properties in Helen, GA.
Data Sources: FMR data from HUD (2027). 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.