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Housing market/South Carolina/ZIP 29801

ACS 2023 · FY2027 SAFMR

ZIP 29801 Aiken, South Carolina

Augusta-Richmond County, GA-SC HUD Metro FMR Area · South Carolina. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
30,088
Households
11,321
Median HH income
$55,032
Renter share
34.2%
Median gross rent
$1,070
Vacancy
16.4%
Pop. change
+6.3%
2BR SAFMR
$1,300
SAFMR / rent
1.215×
2–49 unit stock
1,509
LIHTC proj / units
9 / 399
HUD assisted MF
8 / 278

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 29801 · SC — sent to you.

ZIP 29801 · SC

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ACS rent vs 2BR SAFMR

ZIP 29801 — Aiken, SC HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,070
2BR SAFMR$1,300
90% floor$1,170
110% ceiling$1,430

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 29801

  • 1-unit detached8,79664.9%
  • 1-unit attached5203.8%
  • 2–4 units9437.0%
  • 5–49 units5664.2%
  • 50+ units3752.8%
  • Mobile2,34317.3%
TypeUnitsShare
1-unit detached8,79664.9%
1-unit attached5203.8%
2 units (duplex)5844.3%
3–4 units3592.7%
5–9 units1971.5%
10–19 units2752.0%
20–49 units940.7%
50+ units3752.8%
Mobile2,34317.3%

2–4 unit share 7.0% · 5–49 unit share 4.2% · combined 2–49 11.1%.

Units by bedrooms

Studio
230
1BR
1,235
2BR
3,058
3BR
6,389
4BR
2,349
5+
282

Rent burden

Rent ≥30% of income53.5%
Rent ≥50% of income33.6%
  • ACS median gross rent $1,070 (all bedrooms, occupied rentals).
  • Median contract rent $819.
  • Renters paying ≥30% of income 53.5%; ≥50% 33.6%.
  • FY2027 2BR SAFMR $1,300 (1.215× ACS median gross rent).

Population

30,088 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: +6.3%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: 9 projects, 399 units.
  • HUD project-based assisted MF: 8 properties, 278 assisted units.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 323 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.

Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.

What the data shows

ZIP 29801 34.2% of occupied households are renters; vacancy is 16.4%; ACS median gross rent is $1,070; population increased +6.3% between the 2018 and 2023 ACS vintages; the housing stock includes 943 units in 2–4-unit structures and 566 units in 5–49-unit structures; 9 LIHTC projects totaling 399 units; FY2027 2BR SAFMR is $1,300 versus ACS median gross rent of $1,070. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.

South Carolina research

ZIP 29801 is a Census / HUD profile for Aiken, SC. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 29801 — Aiken, SC HUD Section 8 Payment Standards / SAFMR·South Carolina ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
29164Augusta-Richmond County, GA-SC HUD Metro FMR Area22.8%$786$1,11029802Augusta-Richmond County, GA-SC HUD Metro FMR Area——$1,25029803Augusta-Richmond County, GA-SC HUD Metro FMR Area17.7%$1,146$1,34029804Augusta-Richmond County, GA-SC HUD Metro FMR Area——$1,25029805Augusta-Richmond County, GA-SC HUD Metro FMR Area12.8%$806$1,00029809Augusta-Richmond County, GA-SC HUD Metro FMR Area23.2%$695$1,00029816Augusta-Richmond County, GA-SC HUD Metro FMR Area40.1%$783$1,18029822Augusta-Richmond County, GA-SC HUD Metro FMR Area——$1,25029828Augusta-Richmond County, GA-SC HUD Metro FMR Area46.9%$785$1,12029829Augusta-Richmond County, GA-SC HUD Metro FMR Area20.5%$1,073$1,22029831Augusta-Richmond County, GA-SC HUD Metro FMR Area17.3%$606$1,25029834Augusta-Richmond County, GA-SC HUD Metro FMR Area57.1%$733$1,040

Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is South Carolina research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 29801?

ZIP 29801 (Augusta-Richmond County, GA-SC HUD Metro FMR Area) has 30,088 residents, 11,321 households, a renter share of 34.2%, median household income of $55,032, and ACS 2023 median gross rent of $1,070. Vacancy is 16.4%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 29801?

ACS counts 584 units in 2-unit buildings, 359 in 3–4 unit buildings, 197 in 5–9, 275 in 10–19, and 94 in 20–49. Combined 2–49 unit stock is 1,509 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 29801?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,300. See the full schedule and 90–110% payment-standard band on the ZIP 29801 — Aiken, SC HUD Section 8 Payment Standards / SAFMR.

Does this South Carolina ZIP profile include Georgia listings?

No. ZIP 29801 is Census / HUD research for Augusta-Richmond County, GA-SC HUD Metro FMR Area. Jeff Crowe CRE does not list South Carolina property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.