Section 8 Fair Market Rent (FMR) for ZIP 30680 - 2027

Investment Score for ZIP 30680

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	$1,180
1 Bedroom	$1,230
2 Bedrooms	$1,340
3 Bedrooms	$1,600
4 Bedrooms	$1,890
5 Bedrooms	$2,192
6 Bedrooms	$2,455
7 Bedrooms	$2,651
8 Bedrooms	$2,784

Investment Analysis by Bedroom Size

Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)

Bedrooms	Monthly FMR	Median Price	1% Rule	Grade
2BR	$1,340	$249,635	0.54%	F
3BR	$1,600	$315,090	0.51%	F
4BR	$1,890	$382,407	0.49%	F
5BR	$2,192	$417,369	0.53%	F

Demographics & Housing Statistics

U.S. Census Bureau data (2024)

### Market Analysis for ZIP Code 30680 (Winder, GA) #### Section 8 Voucher Dynamics The Fair Market Rent (FMR) for ZIP code 30680, as per the 2026 figures, ranges from $1250 for a 0-bedroom unit to $2060 for a 4-bedroom unit. For a two-bedroom unit, which is often the most sought-after size by families, the FMR is set at $1440. This figure represents 21.3% of the median household income of $80,956, indicating that it is relatively affordable for the average resident. However, the actual rental market in Winder, GA, appears to be significantly higher than the FMR. The Zillow median price for a two-bedroom home is $247,602, which translates to a monthly rent of approximately $14.3 times the FMR. This suggests that the actual rental prices are around $20,500 annually, or about $1708 per month, based on typical mortgage payments. This is considerably higher than the $1440 FMR, creating a significant gap between what vouchers can cover and the actual cost of renting. Given these dynamics, tenants who rely on Section 8 vouchers face substantial constraints. They would likely struggle to find units that fit within their budget, especially if landlords are unwilling to accept the lower FMR rates. The disparity between FMR and actual rents could lead to a shortage of available units for voucher holders, potentially forcing them into less desirable areas or substandard housing. #### Affordability & Renter Profile The population of Winder, GA, stands at 48,388, with 20.9% of residents being renters. This indicates a moderate rental market presence, but the occupancy rate of 94.3% suggests that the market is quite tight. With a median household income of $80,956, the majority of residents can afford the higher-than-FMR rental prices, making the market attractive to those with stable incomes. However, for low-income individuals and families, particularly those relying on Section 8 vouchers, the high rental prices pose a significant challenge. The affordability issue is compounded by the fact that the FMR for a two-bedroom unit is only 21.3% of the median income. While this percentage might seem reasonable, the actual rent prices being 14.3 times the FMR make it difficult for voucher holders to secure suitable housing. This tight market condition means that there is little room for negotiation, and landlords may be less inclined to accept vouchers due to the potential for lower returns compared to market rates. #### Investor Angle From an investor’s perspective, the ZIP code 30680 presents both opportunities and challenges. The FMR for a two-bedroom unit is $1440, while the actual market rent is closer to $1708 per month. This implies that an investor could potentially achieve positive cash flow by renting at the FMR, although they would need to ensure that operating costs, including maintenance, property taxes, and insurance, do not exceed this amount. The investment grade for properties in this area would depend on the ability to attract and retain tenants who can pay the FMR. Given the tight market conditions and the high actual rent prices, the risk of vacancy is relatively low. However, the challenge lies in finding tenants who can afford the FMR, especially since many residents are already paying much higher rents. To illustrate, consider a two-bedroom property rented at the FMR of $1440. If the total annual operating costs were around $10,000, the investor would still have a positive cash flow of approximately $5,296 annually. This scenario assumes that the property is fully occupied throughout the year, which is plausible given the high occupancy rate. #### Specific Actionable Insights 1. **Target Properties Below Market Value**: Investors should focus on acquiring properties that are below the market value but still within the FMR range. For example, a two-bedroom property priced at $180,000 would yield a monthly rent of about $1000, well below the FMR of $1440. This would allow for a comfortable margin above operating costs, ensuring positive cash flow. 2. **Consider Multi-Family Units**: Given the higher FMRs for larger units, multi-family properties could be more attractive for investors. A three-bedroom unit has an FMR of $1730, which is closer to the actual market rent of $1708. This alignment reduces the risk of negative cash flow and makes it easier to find tenants willing to pay the FMR. 3. **Engage with Local Housing Authorities**: Building relationships with local housing authorities can help streamline the process of securing tenants who use Section 8 vouchers. This can reduce the time spent on marketing and vacancy, leading to better overall returns. #### Bottom Line For investors focused on Section 8 properties, the ZIP code 30680 offers a mixed picture. On one hand, the high occupancy rate and moderate rental market presence suggest a stable demand for housing. On the other hand, the significant gap between FMR and actual market rents poses challenges for attracting voucher holders. Given the tight market and the high actual rent prices, the recommendation for Section 8-focused investors is to **Hold**. While there are opportunities for positive cash flow, the difficulty in finding tenants who can afford the FMR makes it a risky proposition. Investors should carefully evaluate the potential for vacancy and the ability to manage properties effectively before committing to purchases in this area.

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.