Section 8 Fair Market Rent (FMR) for ZIP 30577 - 2027
Location: Stephens County, GA | Metro: Banks County, GA
Investment Score for ZIP 30577
D
Monthly Rent (2BR)
$1,000
Median Price (2BR)
$166,491
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 | $770 |
| 1 Bedroom | $770 |
| 2 Bedrooms | $1,000 |
| 3 Bedrooms | $1,280 |
| 4 Bedrooms | $1,660 |
| 5 Bedrooms | $1,926 |
| 6 Bedrooms | $2,157 |
| 7 Bedrooms | $2,330 |
| 8 Bedrooms | $2,447 |
Investment Analysis by Bedroom Size
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms |
Monthly FMR |
Median Price |
1% Rule |
Grade |
| 1BR |
$770 |
$182,644 |
0.42% |
F |
| 2BR |
$1,000 |
$166,491 |
0.6% |
D |
| 3BR |
$1,280 |
$248,748 |
0.51% |
F |
| 4BR |
$1,660 |
$359,706 |
0.46% |
F |
| 5BR |
$1,926 |
$487,778 |
0.39% |
F |
Demographics & Housing Statistics
U.S. Census Bureau data (2024)
Median Household Income
$53,818
To determine if you should buy in ZIP code 30577 (Toccoa, GA) for Section 8 purposes, follow this decision tree:
- 1) Does FMR $1,000 (metro FY 2026) clear debt service on a $232,355 property?
- Yes: If the Fair Market Rent (FMR) of $1,000 can cover the debt service, which includes mortgage payments, property taxes, insurance, and maintenance costs, then it is financially viable to invest in this area.
- No: If the FMR of $1,000 cannot cover the debt service, investing in Toccoa, GA would not be advisable for a Section 8 property.
- 2) Is market rent $1,400 (ZORI) above, at, or below FMR?
- Above: If the Zillow Rent Index (ZORI) of $1,400 is higher than the FMR of $1,000, there's potential for non-Section 8 tenants willing to pay more, increasing the overall investment appeal.
- At: If the market rent is exactly at the FMR level, it suggests that the rental market closely aligns with the government's rent standards, making it suitable for Section 8 but without much premium potential.
- Below: If the market rent is below the FMR, it indicates a risk of not being able to attract tenants even at the lower market rates, making the investment less attractive.
- 3) Are 27.7% renters + 54-day DOM enough demand?
- It Depends: With 27.7% of residents being renters and an average Days on Market (DOM) of 54 days, the demand is moderate. A strong presence of Section 8 vouchers among the population would support a "yes," whereas limited availability of vouchers would lead to a "no."
The final decision will depend on the outcome of these questions. If the FMR clears debt service and market rents are either above or at the FMR, the investment is more likely to succeed. The demand signal from the renter percentage and DOM needs additional context regarding voucher availability to make a definitive recommendation.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.