Location: Macon-Bibb 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 | $1,120 |
| 1 Bedroom | $1,170 |
| 2 Bedrooms | $1,320 |
| 3 Bedrooms | $1,570 |
| 4 Bedrooms | $1,730 |
| 5 Bedrooms | $2,007 |
| 6 Bedrooms | $2,248 |
| 7 Bedrooms | $2,428 |
| 8 Bedrooms | $2,549 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,320 | $58,149 | 2.27% | A+ |
| 3BR | $1,570 | $104,922 | 1.5% | A |
| 4BR | $1,730 | $215,551 | 0.8% | C |
| 5BR | $2,007 | $338,822 | 0.59% | F |
U.S. Census Bureau data (2024)
The potential pitfalls for landlords investing in Section 8 properties in ZIP code 31201 in Macon, GA, include significant tenant turnover. The market rent stands at $1,159, while the Fair Market Rent (FMR) for FY 2024 is $1,020. This discrepancy suggests that tenants may seek higher subsidies elsewhere, leading to frequent changes in occupancy. Additionally, the vacancy exposure is heightened due to the lack of data on days on market (DOM), indicating unpredictable periods of vacancy.
The risk of deferred maintenance is also notable. With a typical home value of $102,564 and a median household income of $29,420, landlords must be prepared to invest in property upkeep without relying on high rental incomes to cover these costs. The financial burden of maintaining properties can be substantial, especially when the income derived from Section 8 vouchers does not fully offset the expenses.
However, these risks are tempered by the high concentration of renters in the area. The renter share is 76.0%, which is significantly above the national average. This high density of renters typically translates into a robust demand for housing vouchers, ensuring a steady stream of potential tenants who qualify for Section 8 assistance. The strong demand for subsidized housing can help mitigate the impact of tenant turnover and vacancy exposure.
Verdict: Moderate risk for a first-time Section 8 landlord.
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.