FMR is below market; voucher rent may lag private rents.
0.70
1 BR
1 BR
0.73ratio
FMR$1,090
Market$1,490
vs market-$400
FMR is below market; voucher rent may lag private rents.
0.73
2 BR
2 BR
0.72ratio
FMR$1,230
Market$1,720
vs market-$490
FMR is below market; voucher rent may lag private rents.
0.72
3 BR
3 BR
0.82ratio
FMR$1,490
Market$1,820
vs market-$330
FMR is below market; voucher rent may lag private rents.
0.82
4 BR
4 BR
0.84ratio
FMR$1,620
Market$1,930
vs market-$310
FMR is below market; voucher rent may lag private rents.
0.84
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
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ZIP 31799 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 31799 (Thomasville, GA) is $1,230 a month. That is up 7.0% from $1,150 in FY 2026. Thomasville is in the Thomas 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 $1,233. Among 12 ZIP codes in Thomas County, 31799 is tied for the 3rd-highest two-bedroom rent (county range $1,040–$1,340). The median county two-bedroom FMR in Georgia is $1,058, so ZIP 31799 is 16% above it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 31799
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$1,000
$1,080
+8.0%
$972–$1,188
1BR
$1,050
$1,090
+3.8%
$981–$1,199
2BR
$1,150
$1,230
+7.0%
$1,107–$1,353
3BR
$1,460
$1,490
+2.1%
$1,341–$1,639
4BR
$1,520
$1,620
+6.6%
$1,458–$1,782
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 31799
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$1,080
$1,090
$1,230
$1,490
$1,620
FY 2026
$1,000
$1,050
$1,150
$1,460
$1,520
FY 2025
$1,000
$1,040
$1,150
$1,480
$1,520
FY 2024area FMR
$920
$926
$1,068
$1,416
$1,473
FY 2023area FMR
$765
$769
$943
$1,215
$1,373
Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.
Two-bedroom rent in nearby Thomas County ZIP codes
How much will Section 8 pay for a two-bedroom in ZIP 31799?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,233, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,110 to $1,356 a month; under the ZIP-level Small Area FMR of $1,230 it would be $1,107 to $1,353. 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 31799 in?
ZIP 31799 is in the Thomas County, GA non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,233.
How much did fair market rent change in ZIP 31799 for FY 2027?
The two-bedroom FMR rose 7.0%, from $1,150 in FY 2026 to $1,230 in FY 2027. Since FY 2025 it has risen 7.0%.
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