Location: Randolph County, GA | Metro: Albany, GA MSA
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 | $930 |
| 1 Bedroom | $940 |
| 2 Bedrooms | $1,220 |
| 3 Bedrooms | $1,470 |
| 4 Bedrooms | $1,770 |
| 5 Bedrooms | $2,053 |
| 6 Bedrooms | $2,299 |
| 7 Bedrooms | $2,483 |
| 8 Bedrooms | $2,607 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,470 | $123,208 | 1.19% | B |
U.S. Census Bureau data (2024)
The ZIP code 39886 presents a dynamic rental market, driven by a significant share of renters at 39.6%. This high percentage suggests that long-term housing pressures are likely to persist, as a considerable portion of residents prefer or require rental housing over homeownership. The Fair Market Rent (FMR) for the area is set at $890 for fiscal year 2024, indicating the benchmark for rental affordability supported by federal programs such as Section 8. In comparison, the market rent, as reported by the Census Bureau's American Community Survey, stands at $811. This gap between FMR and market rent signals that while some rental properties may be slightly below the federally supported level, there is potential for upward pressure on rents as the market adjusts.
The median home value in ZIP 39886 is $133,301, which places homeownership within reach for many, but the high renter share suggests that financial constraints or other factors may be preventing a shift towards ownership. With no available data on price-cut share or days on market (DOM), it's challenging to pinpoint whether supply is currently outpacing demand or vice versa. However, the relatively low median home value alongside a high renter share implies that the rental market could be experiencing some tension due to limited affordable homeownership options, leading to sustained demand for rentals.
The dynamics of this market suggest a balance between affordability and accessibility, with rental housing being both a necessity and a preference for nearly 40% of the population. Landlords and small-portfolio investors should be aware of the ongoing demand for rental properties and consider how they can position their offerings to meet the needs of this sizable renter base. While the exact trajectory of the market remains unclear without additional data points, the current snapshot indicates a market ripe with opportunities for those who understand and cater to the rental preferences and financial realities of its residents.
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.