Oconee County/Watkinsville/30677

30677

ZIPSAFMR

Oconee County, GA

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ZIP Investment Score

66Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,380	$1,390	4.5%
1 BR	$1,390	$1,300	3.9%
2 BR	$1,620	$1,460	5.2%
3 BR	$2,030	$2,060	2.8%
4 BR	$2,150	$2,370	1.8%
5 BR	$2,473	Not available	1.8%
6 BR	$2,843	Not available	1.8%
7 BR	$3,270	Not available	1.8%
8 BR	$3,760	Not available	1.8%

Purchase Price Calculator

Maximum purchase price

$155,039

Cost breakdown

+Likely effective rent$1,460

HUD FMR$1,620

Market rentUsed$1,460

Est. payment standard (94%)$1,520

-Principal and interest-$784

Loan amount$124,031

Down payment$31,008

Rate6.50%

Term30 years

-Operating costs-$476

Property taxes-$155

Insurance-$175

Utilities$0

HOA$0

Management-$146

=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

+$23,565(76.0% ROI)

Projected value

$166,960

Return breakdown

Property appreciation+$11,921

Loan principal paid down+$4,444

Rental cash flow+$7,200

5-year hold

+$40,298(130.0% ROI)

Projected value

$175,412

Return breakdown

Property appreciation+$20,373

Loan principal paid down+$7,924

Rental cash flow+$12,000

10-year hold

+$86,306(278.3% ROI)

Projected value

$198,463

Return breakdown

Property appreciation+$43,424

Loan principal paid down+$18,882

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.99ratio

FMR$1,380

Market$1,390

vs market-$10

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

0.99

1 BR

1.07ratio

FMR$1,390

Market$1,300

vs market+$90

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

1.07

2 BR

1.11ratio

FMR$1,620

Market$1,460

vs market+$160

FMR is above market; underwrite to market rent.

1.11

3 BR

0.98ratio

FMR$2,030

Market$2,080

vs market-$50

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

0.98

4 BR

0.80ratio

FMR$2,150

Market$2,700

vs market-$550

FMR is below market; voucher rent may lag private rents.

0.80

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 30677 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 30677 (Watkinsville, GA) is $1,620 a month. That is down 6.4% from $1,730 in FY 2026. Watkinsville is in the Athens-Clarke County, GA MSA. 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 metro-wide two-bedroom FMR of $1,285. Among 10 ZIP codes in Oconee County, 30677 has the 2nd-highest two-bedroom rent (county range $1,200–$1,860). The median county two-bedroom FMR in Georgia is $1,058, so ZIP 30677 is 53% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 30677
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,500	$1,380	−8.0%	$1,242–$1,518
1BR	$1,530	$1,390	−9.2%	$1,251–$1,529
2BR	$1,730	$1,620	−6.4%	$1,458–$1,782
3BR	$2,250	$2,030	−9.8%	$1,827–$2,233
4BR	$2,380	$2,150	−9.7%	$1,935–$2,365

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 30677
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,380	$1,390	$1,620	$2,030	$2,150
FY 2026	$1,500	$1,530	$1,730	$2,250	$2,380
FY 2025	$1,360	$1,410	$1,570	$2,080	$2,210
FY 2024	$1,210	$1,240	$1,390	$1,870	$2,040
FY 2023	$920	$980	$1,110	$1,490	$1,690

Two-bedroom rent in nearby Oconee County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 30677
30605	$1,220	−24.7%
30606	$1,390	−14.2%
30619	$1,200	−25.9%
30621	$1,300	−19.8%
30622	$1,860	+14.8%
30638	$1,580	−2.5%
30645	$1,580	−2.5%
30666	$1,440	−11.1%
30677Current	$1,620	—
30680	$1,340	−17.3%

Questions about ZIP 30677 rents

How much will Section 8 pay for a two-bedroom in ZIP 30677?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,285, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,157 to $1,414 a month; under the ZIP-level Small Area FMR of $1,620 it would be $1,458 to $1,782. 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 30677 in?

ZIP 30677 is in the Athens-Clarke County, GA MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,285.

How much did fair market rent change in ZIP 30677 for FY 2027?

The two-bedroom FMR fell 6.4%, from $1,730 in FY 2026 to $1,620 in FY 2027. Since FY 2023 it has risen 45.9%.

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