Location: Hart County, GA | Metro: Elbert 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 | $830 |
| 1 Bedroom | $830 |
| 2 Bedrooms | $1,020 |
| 3 Bedrooms | $1,290 |
| 4 Bedrooms | $1,570 |
| 5 Bedrooms | $1,821 |
| 6 Bedrooms | $2,040 |
| 7 Bedrooms | $2,203 |
| 8 Bedrooms | $2,313 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,290 | $303,263 | 0.43% | F |
U.S. Census Bureau data (2024)
The ZIP code 30634 presents several challenges for landlords considering Section 8 investments. Tenant turnover is a significant concern, especially when comparing the market rent of $747 to the Federal Market Rent (FMR) of $1,050 for fiscal year 2026 in the metro area. This discrepancy suggests that tenants may prefer higher-quality housing outside of Section 8, leading to higher turnover rates.
Vacancy exposure is another issue. The days on market (DOM) figure is not available, which makes it difficult to predict how long a property might remain vacant between tenants. A prolonged vacancy can lead to significant financial losses, particularly if the market continues to favor higher rents.
Deferred maintenance is also a risk factor. With an average home value of $219,383 and a median income of $53,333, many residents may struggle to afford necessary repairs and maintenance, potentially leading to property degradation over time. Landlords must be prepared to invest in upkeep to maintain property standards and avoid penalties.
However, these risks are somewhat mitigated by the high renter share in the area, which stands at 30.3%. High renter density typically correlates with increased demand for rental properties, including those utilizing Section 8 vouchers. This demand can help ensure a steady stream of potential tenants and reduce the likelihood of extended vacancies.
Verdict: Moderate risk for a first-time Section 8 landlord in ZIP 30634.
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.