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Jones County/Macon/31211

31211

ZIPSAFMR
Jones County, GA
Zillow

ZIP Investment Score

167High yield potential

095130300
BRFMR
Eff. Rent
0 BR$980$760
1 BR$1,050$840
2 BR$1,180$920
3 BR$1,420$1,430
4 BR$1,560$1,450
5 BR$1,794Not available
6 BR$2,063Not available
7 BR$2,373Not available
8 BR$2,728Not available

Purchase Price Calculator

Maximum purchase price
$74,795

Cost breakdown

+Likely effective rent$920
HUD FMR$1,180
Market rentUsed$920
Est. payment standard (90%)$1,060
-Principal and interest-$378
Loan amount$59,836
Down payment$14,959
Rate6.50%
Term30 years
-Operating costs-$342
Property taxes-$75
Insurance-$175
Utilities$0
HOA$0
Management-$92
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$15,095(100.9% ROI)
Projected value
$80,546
Return breakdown
Property appreciation+$5,751
Loan principal paid down+$2,144
Rental cash flow+$7,200
5-year hold
+$25,652(171.5% ROI)
Projected value
$84,624
Return breakdown
Property appreciation+$9,829
Loan principal paid down+$3,823
Rental cash flow+$12,000
10-year hold
+$54,058(361.4% ROI)
Projected value
$95,744
Return breakdown
Property appreciation+$20,949
Loan principal paid down+$9,109
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.29
1 BR
1.25
2 BR
1.28
3 BR
0.99
4 BR
1.08
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 31211 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 31211 (Macon, GA) is $1,180 a month. That is up 0.9% from $1,170 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 8 ZIP codes in Jones County, 31211 is tied for the 3rd-highest two-bedroom rent (county range $1,170–$1,250). The median county two-bedroom FMR in Georgia is $1,058, so ZIP 31211 is 12% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 31211
BedroomsFY 2027Change90–110% range
Studio$980+1.0%$882–$1,078
1BR$1,050+1.0%$945–$1,155
2BR$1,180+0.9%$1,062–$1,298
3BR$1,420+1.4%$1,278–$1,562
4BR$1,560+0.6%$1,404–$1,716

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 31211
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$980$1,050$1,180$1,420$1,560
FY 2026$970$1,040$1,170$1,400$1,550
FY 2025$910$980$1,130$1,360$1,500
FY 2024$800$900$1,030$1,260$1,370
FY 2023$650$760$880$1,100$1,180

Two-bedroom rent in nearby Jones County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 31211
31031$1,1800.0%
31032$1,1800.0%
31033$1,250+5.9%
31038$1,170−0.8%
31046$1,230+4.2%
31061$1,1800.0%
31211Current$1,180—
31217$1,1800.0%

Questions about ZIP 31211 rents

How much will Section 8 pay for a two-bedroom in ZIP 31211?

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 $1,180 it would be $1,062 to $1,298. 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 31211 in?

ZIP 31211 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 31211 for FY 2027?

The two-bedroom FMR rose 0.9%, from $1,170 in FY 2026 to $1,180 in FY 2027. Since FY 2023 it has risen 34.1%.

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