Location: Seminole County, GA | Metro: Early 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 | $1,440 |
| 5 Bedrooms | $1,670 |
| 6 Bedrooms | $1,870 |
| 7 Bedrooms | $2,020 |
| 8 Bedrooms | $2,121 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,360 | $206,279 | 0.66% | D |
U.S. Census Bureau data (2024)
The Fair Market Rent (FMR) for ZIP code 39845 in fiscal year 2026 is set at $990. This figure represents the payment standard for landlords participating in the Section 8 Housing Choice Voucher program. It does not mean that tenants will pay this amount directly; rather, it's the maximum amount the government will reimburse landlords for rent. The local median rent reported by the Census Bureau's American Community Survey is $874, which is lower than the FMR.
This difference indicates a potential opportunity for landlords. With 21.1% of residents being renters, there is a steady demand for rental housing. However, the actual rents being paid are below the FMR, suggesting that landlords can potentially charge closer to $990 without pricing out tenants. This could help cover maintenance costs and provide a better return on investment.
If you're considering purchasing a property in this area to use as a Section 8 rental, the median home value of $141,208 is an important factor. This price point makes it feasible for small-portfolio investors to acquire properties without requiring a large upfront investment. However, it's crucial to understand that the FMR is adjusted annually based on market conditions, so the $990 figure could change in future years.
Before proceeding, one key verification step is essential: ensure that the property meets all the necessary housing quality standards set by HUD. These standards include items such as electrical systems, plumbing, heating, and general safety. A property that doesn't meet these criteria cannot be leased under the Section 8 program, regardless of its location or the potential for reimbursement.
In summary, the FMR of $990 provides a guideline for landlords, while the local median rent of $874 reflects the current market. With a significant portion of the population renting and homes available at a median price of $141,208, the ZIP code 39845 presents a viable option for those interested in Section 8 rentals. But remember, compliance with HUD standards is non-negotiable.
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.