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Gilmer County/East Ellijay/30539

30539

ZIPSAFMR
Gilmer County, GA
Zillow

ZIP Investment Score

151High yield potential

095130300
BRFMR
Eff. Rent
0 BR$880$970
1 BR$880$970
2 BR$1,090$1,200
3 BR$1,420$1,560
4 BR$1,820$2,000
5 BR$2,093Not available
6 BR$2,407Not available
7 BR$2,768Not available
8 BR$3,183Not available

Purchase Price Calculator

Maximum purchase price
$116,403

Cost breakdown

+Likely effective rent$1,200
HUD FMR$1,090
Market rent$2,030
Est. payment standard (110%)Used$1,200
-Principal and interest-$589
Loan amount$93,122
Down payment$23,281
Rate6.50%
Term30 years
-Operating costs-$411
Property taxes-$116
Insurance-$175
Utilities$0
HOA$0
Management-$120
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$19,487(83.7% ROI)
Projected value
$125,353
Return breakdown
Property appreciation+$8,950
Loan principal paid down+$3,336
Rental cash flow+$7,200
5-year hold
+$33,246(142.8% ROI)
Projected value
$131,699
Return breakdown
Property appreciation+$15,296
Loan principal paid down+$5,950
Rental cash flow+$12,000
10-year hold
+$70,780(304.0% ROI)
Projected value
$149,006
Return breakdown
Property appreciation+$32,603
Loan principal paid down+$14,177
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.63
1 BR
0.55
2 BR
0.54
3 BR
0.61
4 BR
0.77
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 30539 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 30539 (East Ellijay, GA) is $1,090 a month. That is up 3.8% from $1,050 in FY 2026. East Ellijay is in the Gilmer County, GA non-metropolitan FMR area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the county-wide two-bedroom FMR of $1,047. Among 10 ZIP codes in Gilmer County, 30539 has the 6th-highest two-bedroom rent (county range $1,000–$1,650). The median county two-bedroom FMR in Georgia is $1,058, so ZIP 30539 is 3% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 30539
BedroomsFY 2027Change90–110% range
Studio$880+20.5%$792–$968
1BR$880+4.8%$792–$968
2BR$1,090+3.8%$981–$1,199
3BR$1,420+2.9%$1,278–$1,562
4BR$1,820+2.8%$1,638–$2,002

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 30539
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$880$880$1,090$1,420$1,820
FY 2026$730$840$1,050$1,380$1,770
FY 2025$660$740$970$1,250$1,620
FY 2024area FMR$634$712$936$1,238$1,588
FY 2023area FMR$575$653$860$1,130$1,465

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Gilmer County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 30539
30143$1,220+11.9%
30175$1,100+0.9%
30513$1,000−8.3%
30522$1,040−4.6%
30534$1,650+51.4%
30536$1,190+9.2%
30539Current$1,090—
30540$1,000−8.3%
30705$1,000−8.3%
30734$1,490+36.7%

Questions about ZIP 30539 rents

How much will Section 8 pay for a two-bedroom in ZIP 30539?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,047, which applies unless the housing authority uses Small Area FMRs, that basic range is $942 to $1,152 a month; under the ZIP-level Small Area FMR of $1,090 it would be $981 to $1,199. 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 30539 in?

ZIP 30539 is in the Gilmer County, GA non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,047.

How much did fair market rent change in ZIP 30539 for FY 2027?

The two-bedroom FMR rose 3.8%, from $1,050 in FY 2026 to $1,090 in FY 2027. Since FY 2025 it has risen 12.4%.

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 rentEast Ellijay, GA fair market rentGA statewide rentsWhat is SAFMR?Data sources