Skip to main content
Loading page
Lanier County/Stockton/31649

31649

ZIPSAFMR
Lanier County, GA
Zillow

ZIP Investment Score

70Below average

095130300
BRFMR
Eff. Rent
0 BR$910$910
1 BR$920$920
2 BR$1,200$1,200
3 BR$1,600$1,600
4 BR$1,960$1,960
5 BR$2,254Not available
6 BR$2,592Not available
7 BR$2,981Not available
8 BR$3,428Not available

Purchase Price Calculator

Maximum purchase price
$116,403

Cost breakdown

+Likely effective rent$1,200
HUD FMRUsed$1,200
Market rentN/A
Est. payment standardN/A
-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

Loading Public Housing Authority

Rolodex

Loading Rolodex

Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 31649 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 31649 (Stockton, GA) is $1,200 a month. That is down 6.3% from $1,280 in FY 2026. Stockton is in the Valdosta, 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 $1,179. Among 6 ZIP codes in Lanier County, 31649 has the 3rd-highest two-bedroom rent (county range $1,080–$1,470). The median county two-bedroom FMR in Georgia is $1,058, so ZIP 31649 is 13% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 31649
BedroomsFY 2027Change90–110% range
Studio$910−7.1%$819–$1,001
1BR$920−7.1%$828–$1,012
2BR$1,200−6.2%$1,080–$1,320
3BR$1,600−5.9%$1,440–$1,760
4BR$1,960−4.9%$1,764–$2,156

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 31649
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$910$920$1,200$1,600$1,960
FY 2026$980$990$1,280$1,700$2,060
FY 2025$930$940$1,220$1,630$1,890
FY 2024$830$830$1,090$1,460$1,700
FY 2023$590$590$770$1,050$1,240

Two-bedroom rent in nearby Lanier County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 31649
31605$1,470+22.5%
31635$1,080−10.0%
31639$1,080−10.0%
31641$1,170−2.5%
31645$1,210+0.8%
31649Current$1,200—

Questions about ZIP 31649 rents

How much will Section 8 pay for a two-bedroom in ZIP 31649?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,179, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,061 to $1,297 a month; under the ZIP-level Small Area FMR of $1,200 it would be $1,080 to $1,320. 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 31649 in?

ZIP 31649 is in the Valdosta, GA MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,179.

How much did fair market rent change in ZIP 31649 for FY 2027?

The two-bedroom FMR fell 6.3%, from $1,280 in FY 2026 to $1,200 in FY 2027. Since FY 2023 it has risen 55.8%.

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