Location: Sumter County, GA | Metro: Schley 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 | $760 |
| 1 Bedroom | $770 |
| 2 Bedrooms | $1,000 |
| 3 Bedrooms | $1,210 |
| 4 Bedrooms | $1,320 |
| 5 Bedrooms | $1,531 |
| 6 Bedrooms | $1,715 |
| 7 Bedrooms | $1,852 |
| 8 Bedrooms | $1,945 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,000 | $60,557 | 1.65% | A+ |
| 3BR | $1,210 | $113,837 | 1.06% | B |
| 4BR | $1,320 | $210,984 | 0.63% | D |
U.S. Census Bureau data (2024)
The economics of Section 8 in ZIP code 31719, located in Americus, Georgia, within Sumter County, revolve around the balance between the Subsidized Average Fair Market Rent (SAFMR) and the local market rent. For a two-bedroom apartment, the SAFMR for FY 2026 is set at $970. This figure represents the maximum amount that the housing authority will pay towards the rent subsidy. In contrast, the local market rent for a similar unit, according to Census ACS data, averages around $766.
A landlord participating in the Section 8 program should understand that the total rent paid for a two-bedroom unit is split into two parts: the tenant's contribution and the government subsidy. Typically, the tenant is required to pay 30% of their adjusted income toward the rent. If we assume an average adjusted income of $1,000 per month, the tenant would contribute approximately $300 toward the rent.
In addition to the base rent, there are utility allowances. These vary based on the number of bedrooms and other factors but generally provide a fixed amount to cover utilities. For a two-bedroom unit, the utility allowance might be around $200. This allowance is directly paid to the tenant, who is then responsible for paying the utilities.
To walk through the actual reimbursement a landlord receives, let's use these numbers. With the tenant contributing $300 and receiving a utility allowance of $200, the total contribution from the tenant and the utility allowance is $500. The remaining amount, up to the SAFMR of $970, is covered by the government subsidy. Therefore, the landlord would receive $470 from the housing authority, making the total reimbursement $970.
Note that the SAFMR is set specifically for this ZIP code, meaning it does not apply uniformly across the entire metro or county area. This specificity helps ensure that the subsidy aligns closely with the actual rental costs in the immediate vicinity.
In ZIP 31719, where the local market rent is lower at $766, landlords participating in the Section 8 program can expect a surplus. The difference between the SAFMR and the local market rent is $204. This means that even if the local market rent were to rise to match the SAFMR, landlords would still be receiving more than they would in a purely market-based scenario. However, since the local market rent is below the SAFMR, landlords can benefit from the higher reimbursement rates without necessarily increasing their rent above market levels.
In summary, for a two-bedroom apartment in ZIP 31719, the typical voucher reimbursement results in a surplus of $204 over the local market rent. This surplus provides a financial buffer for landlords and ensures that rents remain affordable for tenants while also covering the costs of maintaining the property.
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.