Gwinnett County/Buford/30518

30518

ZIPSAFMR

Gwinnett County, GA

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ZIP Investment Score

75Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,600	$1,450	0.4%
1 BR	$1,680	$1,620	0.8%
2 BR	$1,830	$1,910	-0.2%
3 BR	$2,190	$2,030	-0.6%
4 BR	$2,600	$2,260	-1.1%
5 BR	$2,990	Not available	-1.1%
6 BR	$3,438	Not available	-1.1%
7 BR	$3,954	Not available	-1.1%
8 BR	$4,547	Not available	-1.1%

Purchase Price Calculator

Maximum purchase price

$221,909

Cost breakdown

+Likely effective rent$1,910

HUD FMR$1,830

Market rent$1,960

Est. payment standard (105%)Used$1,910

-Principal and interest-$1,122

Loan amount$177,527

Down payment$44,382

Rate6.50%

Term30 years

-Operating costs-$588

Property taxes-$222

Insurance-$175

Utilities$0

HOA$0

Management-$191

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$30,623(69.0% ROI)

Projected value

$238,971

Return breakdown

Property appreciation+$17,063

Loan principal paid down+$6,360

Rental cash flow+$7,200

5-year hold

+$52,503(118.3% ROI)

Projected value

$251,069

Return breakdown

Property appreciation+$29,161

Loan principal paid down+$11,342

Rental cash flow+$12,000

10-year hold

+$113,180(255.0% ROI)

Projected value

$284,062

Return breakdown

Property appreciation+$62,153

Loan principal paid down+$27,026

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.10ratio

FMR$1,600

Market$1,450

vs market+$150

FMR is above market; underwrite to market rent.

1.10

1 BR

1.04ratio

FMR$1,680

Market$1,620

vs market+$60

FMR is near market; voucher and private rents are aligned.

1.04

2 BR

0.93ratio

FMR$1,830

Market$1,960

vs market-$130

FMR is near market; voucher and private rents are aligned.

0.93

3 BR

1.08ratio

FMR$2,190

Market$2,030

vs market+$160

FMR is near market; voucher and private rents are aligned.

1.08

4 BR

1.15ratio

FMR$2,600

Market$2,260

vs market+$340

FMR is above market; underwrite to market rent.

1.15

0.700.800.901.001.101.201.30aligned range

Historical

FY 2023-2027

FMR: FY2027
Market rent: last ~365 days
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 30518 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 30518 (Buford, GA) is $1,830 a month. That is down 1.6% from $1,860 in FY 2026. Buford is in the Atlanta-Sandy Springs-Roswell, GA HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 38 ZIP codes in Gwinnett County, 30518 has the 27th-highest two-bedroom rent (county range $1,290–$2,580). The median county two-bedroom FMR in Georgia is $1,058, so ZIP 30518 is 73% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 30518
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,610	$1,600	−0.6%	$1,440–$1,760
1BR	$1,700	$1,680	−1.2%	$1,512–$1,848
2BR	$1,860	$1,830	−1.6%	$1,647–$2,013
3BR	$2,240	$2,190	−2.2%	$1,971–$2,409
4BR	$2,660	$2,600	−2.3%	$2,340–$2,860

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 30518
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,600	$1,680	$1,830	$2,190	$2,600
FY 2026	$1,610	$1,700	$1,860	$2,240	$2,660
FY 2025	$1,610	$1,690	$1,870	$2,260	$2,700
FY 2024	$1,580	$1,640	$1,840	$2,230	$2,690
FY 2023	$1,340	$1,380	$1,560	$1,910	$2,310

Two-bedroom rent in nearby Gwinnett County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 30518
30096	$2,020	+10.4%
30097	$2,090	+14.2%
30340	$1,730	−5.5%
30350	$2,050	+12.0%
30360	$1,800	−1.6%
30515	$1,900	+3.8%
30517	$1,990	+8.7%
30518Current	$1,830	—
30519	$2,140	+16.9%
30548	$1,490	−18.6%
30620	$1,820	−0.5%
30680	$1,340	−26.8%

Questions about ZIP 30518 rents

How much will Section 8 pay for a two-bedroom in ZIP 30518?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,830, that basic range is $1,647 to $2,013 a month. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 30518 in?

ZIP 30518 is in the Atlanta-Sandy Springs-Roswell, GA HUD Metro FMR Area. HUD requires Small Area FMRs in this area, so payment standards are set by ZIP code.

How much did fair market rent change in ZIP 30518 for FY 2027?

The two-bedroom FMR fell 1.6%, from $1,860 in FY 2026 to $1,830 in FY 2027. Since FY 2023 it has risen 17.3%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rent Buford, GA fair market rent GA statewide rents What is SAFMR?Data sources