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Stephens County/Toccoa/30577

30577

ZIPSAFMR
Stephens County, GA
Zillow

ZIP Investment Score

67Below average

095130300
BRFMR
Eff. Rent
0 BR$770$850
1 BR$770$850
2 BR$1,000$1,080
3 BR$1,280$1,310
4 BR$1,660$1,330
5 BR$1,909Not available
6 BR$2,195Not available
7 BR$2,525Not available
8 BR$2,903Not available

Purchase Price Calculator

Maximum purchase price
$98,571

Cost breakdown

+Likely effective rent$1,080
HUD FMR$1,000
Market rent$1,120
Est. payment standard (108%)Used$1,080
-Principal and interest-$498
Loan amount$78,857
Down payment$19,714
Rate6.50%
Term30 years
-Operating costs-$382
Property taxes-$99
Insurance-$175
Utilities$0
HOA$0
Management-$108
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$17,604(89.3% ROI)
Projected value
$106,150
Return breakdown
Property appreciation+$7,579
Loan principal paid down+$2,825
Rental cash flow+$7,200
5-year hold
+$29,991(152.1% ROI)
Projected value
$111,524
Return breakdown
Property appreciation+$12,953
Loan principal paid down+$5,038
Rental cash flow+$12,000
10-year hold
+$63,613(322.7% ROI)
Projected value
$126,179
Return breakdown
Property appreciation+$27,608
Loan principal paid down+$12,005
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.80
1 BR
0.75
2 BR
0.89
3 BR
0.96
4 BR
1.25
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 30577 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 30577 (Toccoa, GA) is $1,000 a month. That is unchanged from FY 2026. Toccoa is in the Stephens 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 $1,002. Among 6 ZIP codes in Stephens County, 30577 is tied for the 3rd-highest two-bedroom rent (county range $1,000–$1,210). The median county two-bedroom FMR in Georgia is $1,058, so ZIP 30577 is 5% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 30577
BedroomsFY 2027Change90–110% range
Studio$770+1.3%$693–$847
1BR$770+1.3%$693–$847
2BR$1,0000.0%$900–$1,100
3BR$1,280+0.8%$1,152–$1,408
4BR$1,660−0.6%$1,494–$1,826

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 30577
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$770$770$1,000$1,280$1,660
FY 2026$760$760$1,000$1,270$1,670
FY 2025$720$730$950$1,180$1,550
FY 2024area FMR$702$707$929$1,164$1,530
FY 2023area FMR$620$624$822$1,071$1,315

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

Two-bedroom rent in nearby Stephens County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 30577
30511$1,210+21.0%
30538$1,0000.0%
30557$1,080+8.0%
30563$1,0000.0%
30577Current$1,000—
30598$1,0000.0%

Questions about ZIP 30577 rents

How much will Section 8 pay for a two-bedroom in ZIP 30577?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,002, which applies unless the housing authority uses Small Area FMRs, that basic range is $902 to $1,102 a month; under the ZIP-level Small Area FMR of $1,000 it would be $900 to $1,100. 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 30577 in?

ZIP 30577 is in the Stephens County, GA non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,002.

How much did fair market rent change in ZIP 30577 for FY 2027?

The two-bedroom FMR was unchanged at $1,000 in FY 2027. Since FY 2025 it has risen 5.3%.

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