Location: Washington County, GA | Metro: Baldwin 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 | $790 |
| 1 Bedroom | $810 |
| 2 Bedrooms | $1,000 |
| 3 Bedrooms | $1,190 |
| 4 Bedrooms | $1,470 |
| 5 Bedrooms | $1,705 |
| 6 Bedrooms | $1,910 |
| 7 Bedrooms | $2,063 |
| 8 Bedrooms | $2,166 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,190 | $198,774 | 0.6% | F |
| 4BR | $1,470 | $280,678 | 0.52% | F |
U.S. Census Bureau data (2024)
The ZIP code 31082 is characterized by a significant portion of renters, making up 36.8% of the population. With a total population of 10,236, this indicates a substantial tenant pool that could benefit from Section 8 housing vouchers. The median household income stands at $57,308, which places the area in a moderate income bracket.
Average market rent in this ZIP code is $865. This represents approximately 15% of the median household income, indicating that typical rent is relatively affordable compared to the income levels. However, it's important to note that the Fair Market Rent (FMR) for the area is set at $990 for fiscal year 2026, suggesting that there might be upward pressure on rents as the market adjusts to these standards.
The discrepancy between the market rent ($865) and the FMR ($990) implies that there is room for rental increases, but also that landlords can potentially offer slightly higher rents while still remaining within the FMR guidelines. This can be beneficial for landlords who want to ensure they are not under-renting their properties.
In terms of the tenant profile, landlords in ZIP 31082 should expect a mix of tenants, including those who rely on Section 8 vouchers. Given the high percentage of renters and the moderate income levels, there is likely a strong demand for rental properties that accept vouchers. Tenants will likely be cost-conscious due to the relatively high proportion of income required for housing expenses, even at current market rates.
To conclude, ZIP 31082 presents itself as a viable market for landlords interested in Section 8 tenants. The existing conditions favor a robust rental sector with potential for growth, especially in alignment with the upcoming FMR adjustments. Landlords should prepare for a tenant base that includes individuals and families who need assistance with housing costs, and who will be looking for properties that provide good value for their voucher dollars.
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.