Location: Warren County, GA | Metro: Augusta-Richmond County, GA-SC HUD Metro FMR Area
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 | $760 |
| 1 Bedroom | $910 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,270 |
| 4 Bedrooms | $1,550 |
| 5 Bedrooms | $1,798 |
| 6 Bedrooms | $2,014 |
| 7 Bedrooms | $2,175 |
| 8 Bedrooms | $2,284 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,010 | $122,513 | 0.82% | C |
| 3BR | $1,270 | $204,853 | 0.62% | D |
| 4BR | $1,550 | $323,551 | 0.48% | F |
| 5BR | $1,798 | $392,005 | 0.46% | F |
U.S. Census Bureau data (2024)
The economics of Section 8 in ZIP code 30824, which encompasses Thomson, Georgia, in McDuffie County, are straightforward. The SAFMR (Small Area Fair Market Rent) for a two-bedroom apartment in this specific ZIP code for fiscal year 2024 is set at $920. This figure is important because it defines the maximum amount that the housing authority will pay on behalf of a tenant with a voucher.
In contrast, the local market rent for a two-bedroom unit in ZIP 30824 is lower at $811, based on recent Census American Community Survey data. This indicates that the SAFMR exceeds the average market rent, potentially offering a financial advantage to landlords who accept Section 8 vouchers.
When a tenant uses a Section 8 voucher, they are responsible for paying a portion of the rent themselves, typically around 30% of their income. For simplicity, let's assume the tenant's portion is $276, which would be the case if their income is $920 per month and they are required to pay 30%. The housing authority then covers the remaining rent up to the SAFMR, which in this scenario would be $644.
Utility allowances are also part of the calculation. These vary but generally cover a portion of the tenant's utilities. If we consider an average utility allowance of $300, the total monthly reimbursement a landlord can expect from the housing authority would be $944 ($644 for rent plus $300 for utilities).
This means that landlords in ZIP 30824 could receive slightly more than the SAFMR of $920 due to the utility allowance, resulting in a potential reimbursement of $944. Given the local market rent of $811, landlords accepting a Section 8 voucher for a two-bedroom apartment would see a surplus of approximately $133 per month.
To summarize, the SAFMR for ZIP 30824 is higher than the local market rent, providing a buffer for landlords. With a typical tenant contribution and utility allowance factored in, the total reimbursement exceeds the average market rent, ensuring a steady surplus for landlords who participate in the program.
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.