Location: Sumter County, GA | Metro: Macon 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 | $810 |
| 1 Bedroom | $810 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,360 |
| 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 |
|---|---|---|---|---|
| 2BR | $1,010 | $109,909 | 0.92% | C |
| 3BR | $1,360 | $188,809 | 0.72% | D |
| 4BR | $1,470 | $288,451 | 0.51% | F |
U.S. Census Bureau data (2024)
The ZIP code 31806, located in Ellaville, Georgia, presents a market in motion, characterized by specific dynamics that can inform investment decisions. The Fair Market Rent (FMR) for the area is set at $980 for fiscal year 2026, reflecting the government's benchmark for rental affordability. In contrast, the actual market rent, according to the Census American Community Survey, stands at $822. This suggests that while there is upward pressure on rents, the current market is not fully aligned with the government's FMR target.
The median home value in ZIP 31806 is $184,638, indicating a relatively affordable housing market. However, the lack of data on price-cut shares and days on market (DOM) means we cannot definitively conclude whether supply outpaces demand or vice versa. Nonetheless, the lower market rent compared to FMR implies that there might be some room for rent increases, suggesting that demand could be growing relative to supply.
A key metric to consider is the 20.3% renter share. This figure tells us that nearly one-fifth of the population in Ellaville relies on renting for their housing needs. While this percentage is not exceptionally high, it still points to a segment of the market experiencing housing pressure. As the economy evolves and more individuals seek rental options, this share could grow, increasing the demand for rental properties and potentially driving up rents.
In summary, ZIP 31806 appears to be a market with potential for growth in rental income, given the gap between FMR and current market rents. The 20.3% renter share indicates a stable but significant portion of the population that could exert ongoing pressure on the housing market, favoring investments in rental properties over owner-occupied homes.
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.