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 | $990 |
| 1 Bedroom | $1,050 |
| 2 Bedrooms | $1,180 |
| 3 Bedrooms | $1,420 |
| 4 Bedrooms | $1,560 |
| 5 Bedrooms | $1,810 |
| 6 Bedrooms | $2,027 |
| 7 Bedrooms | $2,189 |
| 8 Bedrooms | $2,298 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,180 | $46,630 | 2.53% | A+ |
| 3BR | $1,420 | $82,508 | 1.72% | A+ |
| 4BR | $1,560 | $120,957 | 1.29% | A |
| 5BR | $1,810 | $119,328 | 1.52% | A+ |
U.S. Census Bureau data (2024)
ZIP code 31206, located in Macon, GA, falls within the Macon-Bibb County, GA HUD Metro FMR Area. Its Fair Market Rent (FMR) for FY 2024 is set at $1080, closely aligning with the average market rent of $1,097. The median home value in 31206 stands at $76,982, which is below the typical home values seen across the broader Macon-Bibb County area. This ZIP also exhibits a significant renter share of 56.5%, indicating a strong demand for rental properties.
The combination of an FMR nearly equal to the market rent and a below-average home value suggests that 31206 could be considered a value pocket within its metro. Value pockets are areas where the cost of housing is relatively low compared to surrounding regions, making them attractive for both tenants seeking affordable options and landlords looking to capitalize on a high demand for rentals without the burden of high property costs.
A noteworthy divergence is the high renter share in conjunction with below-metro home values. This characteristic often signals a potential sweet spot for Section 8 investments. Landlords and small-portfolio investors can benefit from the higher tenant demand while still maintaining competitive rents that align with the FMR. Additionally, the lower home values imply that property acquisition or improvement costs might be more manageable, allowing for better profit margins.
In summary, ZIP 31206 presents itself as a value pocket within the Macon-Bibb County, GA HUD Metro FMR Area, with its key metrics—$1080 FMR, $1,097 market rent, $76,982 home value, and 56.5% renter share—indicating a favorable environment for Section 8-related real estate activities.
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.