Location: Talbot County, GA | Metro: Meriwether 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 | $870 |
| 1 Bedroom | $870 |
| 2 Bedrooms | $1,130 |
| 3 Bedrooms | $1,570 |
| 4 Bedrooms | $1,720 |
| 5 Bedrooms | $1,995 |
| 6 Bedrooms | $2,234 |
| 7 Bedrooms | $2,413 |
| 8 Bedrooms | $2,534 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,130 | $95,669 | 1.18% | B |
| 3BR | $1,570 | $121,501 | 1.29% | A |
| 4BR | $1,720 | $241,639 | 0.71% | D |
U.S. Census Bureau data (2024)
The ZIP code 31816, located in Manchester, GA, is a renter-heavy area with significant potential for Section 8 tenants. With a population of 4,824, 42.3% of residents are renters, indicating a substantial demand for rental properties. The median household income in this ZIP is $50,663, which is crucial when evaluating the suitability of this area for Section 8 housing.
The market rent in ZIP 31816 is currently set at $1,016 per month. This represents approximately 24% of the median household income, suggesting that typical rents are relatively affordable for the majority of residents. However, landlords should be aware that the Fair Market Rent (FMR) for FY 2024 is $1,100, slightly higher than the current market rent. This indicates that there might be room for modest rent increases, but it also highlights the importance of maintaining competitive pricing to attract tenants.
To understand the depth of voucher demand, consider that the median income level is compatible with the income limits for Section 8 eligibility. Landlords in this area can expect a steady flow of applications from tenants who qualify for vouchers, given the high percentage of renters and the income levels that align closely with the program's requirements. The FMR serves as an upper limit for rent in subsidized housing, meaning that landlords setting their rent at or below this amount will be more likely to attract voucher holders.
The tenant profile in this ZIP code will largely consist of low-income families who benefit from Section 8 vouchers. These tenants typically have stable and predictable rental payments due to the government subsidy. Landlords should prepare to work with the local housing authority to ensure compliance with Section 8 regulations and to streamline the leasing process for these tenants.
In summary, ZIP 31816 is well-suited for landlords interested in attracting Section 8 tenants. The high percentage of renters and the alignment of median income with voucher qualifications make it a viable option for those willing to participate in the program. Expect a tenant base that values stability and affordability, and is committed to fulfilling their rental obligations.
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.