Location: Union County, GA | Metro: Towns 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 | $820 |
| 1 Bedroom | $910 |
| 2 Bedrooms | $1,000 |
| 3 Bedrooms | $1,380 |
| 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: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,000 | $341,257 | 0.29% | F |
| 3BR | $1,380 | $432,096 | 0.32% | F |
U.S. Census Bureau data (2024)
In ZIP code 30582, which encompasses Young Harris, GA, and is located in Towns County, the economics of Section 8 housing can be analyzed using the SAFMR (Small Area Fair Market Rent) data provided. For fiscal year 2026, the SAFMR for a two-bedroom apartment in this ZIP code is set at $970. This figure represents the maximum amount that a landlord can receive per month from the federal government for renting a unit under the Section 8 program.
However, the local market rent for a similar two-bedroom unit is much lower, running at $634 according to Census ACS data. This discrepancy between the SAFMR and the actual market rent creates an interesting economic scenario for landlords participating in the Section 8 program.
A landlord's reimbursement under Section 8 is calculated based on the SAFMR, but it also factors in the tenant's portion of the rent and any utility allowances. Typically, the tenant is required to pay 30% of their adjusted income towards rent. In ZIP 30582, if we assume the tenant's portion is $190 (based on an average income), then the government would cover the remaining balance up to the SAFMR of $970. This means the total reimbursement a landlord would receive is the sum of the tenant's contribution and the government subsidy, capped at $970.
To illustrate, let's break down the reimbursement process:
Note that the reimbursement applies uniformly across the SAFMR area, meaning that regardless of where in the ZIP code the property is located, the same SAFMR of $970 is used to determine the maximum subsidy.
In conclusion, given the local market rent of $634 and the SAFMR of $970, landlords in ZIP 30582 will see a surplus when renting to a Section 8 participant. The surplus is the difference between the SAFMR and the local market rent, which amounts to $336 per month. This makes participating in the Section 8 program financially beneficial for landlords in this area, as they receive more than the local market rate for a two-bedroom apartment.
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.