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Bibb County/Macon/31201

31201

ZIPSAFMR
Bibb County, GA
Zillow

ZIP Investment Score

178High yield potential

095130300
BRFMR
Eff. Rent
0 BR$1,120$1,170
1 BR$1,170$1,020
2 BR$1,320$1,000
3 BR$1,570$1,230
4 BR$1,730$1,730
5 BR$1,989Not available
6 BR$2,288Not available
7 BR$2,631Not available
8 BR$3,026Not available

Purchase Price Calculator

Maximum purchase price
$86,683

Cost breakdown

+Likely effective rent$1,000
HUD FMR$1,320
Market rentUsed$1,000
Est. payment standard (90%)$1,190
-Principal and interest-$438
Loan amount$69,346
Down payment$17,337
Rate6.50%
Term30 years
-Operating costs-$362
Property taxes-$87
Insurance-$175
Utilities$0
HOA$0
Management-$100
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$16,350(94.3% ROI)
Projected value
$93,348
Return breakdown
Property appreciation+$6,665
Loan principal paid down+$2,485
Rental cash flow+$7,200
5-year hold
+$27,821(160.5% ROI)
Projected value
$98,074
Return breakdown
Property appreciation+$11,391
Loan principal paid down+$4,431
Rental cash flow+$12,000
10-year hold
+$58,836(339.4% ROI)
Projected value
$110,962
Return breakdown
Property appreciation+$24,279
Loan principal paid down+$10,557
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.93
1 BR
1.15
2 BR
1.32
3 BR
1.28
4 BR
1.00
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 31201 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 31201 (Macon, GA) is $1,320 a month. That is up 3.9% from $1,270 in FY 2026. Macon is in the Macon-Bibb County, GA HUD Metro 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 metro-wide two-bedroom FMR of $1,309. Among 19 ZIP codes in Bibb County, 31201 has the 11th-highest two-bedroom rent (county range $1,180–$1,740). The median county two-bedroom FMR in Georgia is $1,058, so ZIP 31201 is 25% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 31201
BedroomsFY 2027Change90–110% range
Studio$1,120+6.7%$1,008–$1,232
1BR$1,170+3.5%$1,053–$1,287
2BR$1,320+3.9%$1,188–$1,452
3BR$1,570+3.3%$1,413–$1,727
4BR$1,730+3.0%$1,557–$1,903

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 31201
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,120$1,170$1,320$1,570$1,730
FY 2026$1,050$1,130$1,270$1,520$1,680
FY 2025$940$1,000$1,160$1,400$1,540
FY 2024$790$890$1,020$1,240$1,360
FY 2023$620$720$830$1,030$1,110

Two-bedroom rent in nearby Bibb County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 31201
31201Current$1,320—
31202$1,330+0.8%
31203$1,330+0.8%
31204$1,210−8.3%
31205$1,330+0.8%
31206$1,180−10.6%
31207$1,300−1.5%
31208$1,330+0.8%
31209$1,330+0.8%
31210$1,740+31.8%
31211$1,180−10.6%
31213$1,330+0.8%

Questions about ZIP 31201 rents

How much will Section 8 pay for a two-bedroom in ZIP 31201?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,309, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,178 to $1,440 a month; under the ZIP-level Small Area FMR of $1,320 it would be $1,188 to $1,452. 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 31201 in?

ZIP 31201 is in the Macon-Bibb County, GA HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,309.

How much did fair market rent change in ZIP 31201 for FY 2027?

The two-bedroom FMR rose 3.9%, from $1,270 in FY 2026 to $1,320 in FY 2027. Since FY 2023 it has risen 59.0%.

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