Location: Macon County, GA | Metro: Macon-Bibb County, GA 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 | $1,000 |
| 1 Bedroom | $1,100 |
| 2 Bedrooms | $1,230 |
| 3 Bedrooms | $1,640 |
| 4 Bedrooms | $1,940 |
| 5 Bedrooms | $2,250 |
| 6 Bedrooms | $2,520 |
| 7 Bedrooms | $2,722 |
| 8 Bedrooms | $2,858 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,230 | $80,434 | 1.53% | A+ |
| 3BR | $1,640 | $156,639 | 1.05% | B |
| 4BR | $1,940 | $238,080 | 0.81% | C |
| 5BR | $2,250 | $351,989 | 0.64% | D |
U.S. Census Bureau data (2024)
The ZIP code 31030, located in Fort Valley, GA, presents a dynamic housing market that is currently in flux. The Fair Market Rent (FMR) for the area is set at $950 for the fiscal year 2024, indicating a slight premium over the reported market rent of $889, based on recent Census American Community Survey (ACS) data. This suggests that while there is some upward pressure on rental prices, the market remains competitive.
The fact that only 0.3% of listings require a price cut to attract tenants points to a relatively stable market, where landlords can maintain their asking rents without significant adjustments. However, the absence of data regarding days on the market (DOM) makes it challenging to definitively conclude whether supply is outpacing demand or vice versa. Despite this gap, the low percentage of price cuts implies that demand is robust enough to support current pricing levels without substantial discounts.
With a median home value of $157,849, Fort Valley offers affordability for both homeowners and renters. The 39.7% renter share highlights a significant portion of the population choosing to rent rather than buy, which could be due to various factors including affordability, lifestyle preferences, or economic conditions. This high renter share suggests long-term housing pressure, as a considerable number of residents will continue to seek rental properties, potentially driving demand and keeping rental prices steady or rising.
The interplay between the FMR and market rent also reveals a nuanced market situation. Landlords can expect to see rents slightly above the market average, aligning closely with the FMR, which is indicative of a balanced but slightly tight rental market. This balance, combined with the high renter share, signals a market where rental properties are likely to remain in demand, providing a stable investment opportunity for landlords and small-portfolio investors.
In summary, ZIP 31030 presents a market characterized by a delicate equilibrium between supply and demand. While there's no direct evidence of oversupply or undersupply, the low rate of price cuts and the significant renter share suggest a market where rental properties are sought after, making it an attractive area for those looking to invest in real estate.
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.