Location: Turner County, GA | Metro: Albany, GA MSA
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 | $870 |
| 1 Bedroom | $910 |
| 2 Bedrooms | $1,020 |
| 3 Bedrooms | $1,390 |
| 4 Bedrooms | $1,680 |
| 5 Bedrooms | $1,949 |
| 6 Bedrooms | $2,183 |
| 7 Bedrooms | $2,358 |
| 8 Bedrooms | $2,476 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,390 | $168,307 | 0.83% | C |
U.S. Census Bureau data (2024)
The ZIP code 31712 is not predominantly a renter-heavy area. With a population of 1,295, only 9.2% are renters, indicating that it is a homeowner-dominated area where voucher holders might be relatively scarce. The median household income in this ZIP code is $85,162, which provides context for the affordability of housing.
The market rent for the area is $930 per month, which constitutes approximately 11% of the median household income. This figure is slightly above the Fair Market Rent (FMR) of $890 set for FY 2024, suggesting that the rental market in 31712 is marginally more expensive than the benchmark used by the Housing Choice Voucher program, commonly known as Section 8.
To determine the attractiveness of this ZIP code for Section 8 tenants, consider that the FMR is the maximum amount a voucher holder can pay towards rent. In ZIP 31712, the market rent exceeds the FMR by about $40, which means landlords would need to cover this difference to remain competitive and attract voucher holders. However, given the low percentage of renters, landlords should prepare for a limited pool of potential Section 8 tenants.
The type of tenant profile landlords in 31712 should expect is one who likely requires financial assistance due to lower income levels but still resides in an area with higher overall income. These tenants will have to manage their finances carefully, as the typical rent eats into a significant portion of their monthly income. Landlords must balance the desire for stable tenants with the reality of needing to subsidize part of the rent to align with the FMR.
In conclusion, while there is some opportunity for landlords to participate in the Section 8 program, the success will depend on their willingness to accept a slightly reduced rent compared to the market rate. The tenant base will be smaller and more selective, requiring landlords to maintain competitive pricing and attractive properties to stand out in this market.
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.