Location: Seminole County, GA | Metro: Early County, GA
| Unit Size | Monthly FMR |
|---|---|
| Studio | $810 |
| 1 Bedroom | $920 |
| 2 Bedrooms | $1,000 |
| 3 Bedrooms | $1,390 |
| 4 Bedrooms | $1,530 |
| 5 Bedrooms | $1,775 |
| 6 Bedrooms | $1,988 |
| 7 Bedrooms | $2,147 |
| 8 Bedrooms | $2,254 |
U.S. Census Bureau data (2024)
39861 represents a ZIP code with a median income of $39,965, indicating that it falls within the range typically eligible for Section 8 housing assistance. The renter share stands at 15.6%, suggesting a moderate demand for rental properties. For landlords and small-portfolio investors considering this area, the metro Fair Market Rent (FMR) for fiscal year 2026 is set at $970, which is a key figure for determining the maximum allowable rent for Section 8 vouchers. Comparatively, the market rent based on Census ACS data is $658, showing that Section 8 can offer a higher potential income stream. The median home value of $154,688 is another important metric, reflecting the overall property values in the area and providing a benchmark for investment decisions.
While the data does not provide specific figures for days on market (DOM) or the percentage of price-cut shares, the gap between the FMR and market rent suggests that there may be opportunities for landlords to charge closer to the FMR without significantly deterring tenants. This is particularly true given the income levels and the presence of a sizeable renter population. However, it's crucial to note that the higher FMR does not automatically guarantee higher occupancy rates; other factors such as property condition and location play significant roles.
The disparity between the median income and the median home value indicates that many residents are likely renters rather than homeowners, further supporting the viability of rental investments. Additionally, the fact that the median income is below the FMR threshold implies that a substantial portion of the population could benefit from and qualify for Section 8 assistance.
Based on the available data, the verdict for Section 8 in ZIP code 39861 is positive. The combination of a moderate renter share, lower market rents compared to the FMR, and a median income that aligns well with typical eligibility criteria makes this an attractive option for investors seeking stable, government-backed rental income.
Data Sources: FMR data from HUD (2027). 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.