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Housing market/Georgia/ZIP 30286

ACS 2023 · FY2027 SAFMR

ZIP 30286 Thomaston, Upson County, Georgia

Upson County, GA · Georgia. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
24,616
Households
9,158
Median HH income
$50,526
Renter share
39.5%
Median gross rent
$781
Vacancy
16.0%
Pop. change
+11.5%
2BR SAFMR
$1,000
SAFMR / rent
1.280×
2–49 unit stock
1,571
LIHTC proj / units
6 / 349
HUD assisted MF
4 / 252

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 30286 · GA — sent to you.

ZIP 30286 · GA

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ACS rent vs 2BR SAFMR

ZIP 30286 — Thomaston, GA HUD Section 8 Payment Standards / SAFMR →
ACS median rent$781
2BR SAFMR$1,000
90% floor$900
110% ceiling$1,100

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

Housing stock

ACS 2023 units-in-structure · ZCTA 30286

  • 1-unit detached8,01573.5%
  • 1-unit attached1221.1%
  • 2–4 units1,0349.5%
  • 5–49 units5374.9%
  • 50+ units170.2%
  • Mobile1,17810.8%
TypeUnitsShare
1-unit detached8,01573.5%
1-unit attached1221.1%
2 units (duplex)5605.1%
3–4 units4744.3%
5–9 units3253.0%
10–19 units700.6%
20–49 units1421.3%
50+ units170.2%
Mobile1,17810.8%

2–4 unit share 9.5% · 5–49 unit share 4.9% · combined 2–49 14.4%.

Units by bedrooms

Studio
138
1BR
910
2BR
3,201
3BR
4,833
4BR
1,525
5+
296

Rent burden

Rent ≥30% of income44.3%
Rent ≥50% of income32.3%
  • ACS median gross rent $781 (all bedrooms, occupied rentals).
  • Median contract rent $578.
  • Renters paying ≥30% of income 44.3%; ≥50% 32.3%.
  • FY2027 2BR SAFMR $1,000 (1.280× ACS median gross rent).

Population

24,616 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: +11.5%.

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

Assisted inventory

  • LIHTC: 6 projects, 349 units.
  • HUD project-based assisted MF: 4 properties, 252 assisted units.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 0 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 30286 39.5% of occupied households are renters; vacancy is 16.0%; ACS median gross rent is $781; population increased +11.5% between the 2018 and 2023 ACS vintages; the housing stock includes 1,034 units in 2–4-unit structures and 537 units in 5–49-unit structures; 6 LIHTC projects totaling 349 units; FY2027 2BR SAFMR is $1,000 versus ACS median gross rent of $781. 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.

ZIP 30286 — Thomaston, GA HUD Section 8 Payment Standards / SAFMR·Georgia ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
30204Upson County, GA26.5%$908$1,06030256Upson County, GA17.2%$945$1,03030258Upson County, GA14.0%$1,313$1,55030285Upson County, GA12.9%—$1,01031016Upson County, GA15.8%$492$1,18031097Upson County, GA15.5%$645$1,060

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 Georgia research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 30286?

ZIP 30286 (Upson County, GA) has 24,616 residents, 9,158 households, a renter share of 39.5%, median household income of $50,526, and ACS 2023 median gross rent of $781. Vacancy is 16.0%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 30286?

ACS counts 560 units in 2-unit buildings, 474 in 3–4 unit buildings, 325 in 5–9, 70 in 10–19, and 142 in 20–49. Combined 2–49 unit stock is 1,571 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 30286?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,000. See the full schedule and 90–110% payment-standard band on the ZIP 30286 — Thomaston, GA HUD Section 8 Payment Standards / SAFMR.