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Housing market/Georgia/ZIP 31030

ACS 2023 · FY2027 SAFMR

ZIP 31030 Fort Valley, Macon County, Georgia

Macon 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
17,987
Households
6,195
Median HH income
$58,141
Renter share
36.3%
Median gross rent
$839
Vacancy
22.0%
Pop. change
+1.6%
2BR SAFMR
$1,230
SAFMR / rent
1.466×
2–49 unit stock
1,781
LIHTC proj / units
9 / 442
HUD assisted MF
4 / 309

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 31030 · GA — sent to you.

ZIP 31030 · GA

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ACS rent vs 2BR SAFMR

ZIP 31030 — Fort Valley, GA HUD Section 8 Payment Standards / SAFMR →
ACS median rent$839
2BR SAFMR$1,230
90% floor$1,107
110% ceiling$1,353

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

Housing stock

ACS 2023 units-in-structure · ZCTA 31030

  • 1-unit detached4,80160.5%
  • 1-unit attached310.4%
  • 2–4 units95012.0%
  • 5–49 units83110.5%
  • 50+ units370.5%
  • Mobile1,29216.3%
TypeUnitsShare
1-unit detached4,80160.5%
1-unit attached310.4%
2 units (duplex)5426.8%
3–4 units4085.1%
5–9 units6818.6%
10–19 units1501.9%
20–49 units00.0%
50+ units370.5%
Mobile1,29216.3%

2–4 unit share 12.0% · 5–49 unit share 10.5% · combined 2–49 22.4%.

Units by bedrooms

Studio
168
1BR
256
2BR
2,141
3BR
3,776
4BR
1,314
5+
287

Rent burden

Rent ≥30% of income46.3%
Rent ≥50% of income18.4%
  • ACS median gross rent $839 (all bedrooms, occupied rentals).
  • Median contract rent $619.
  • Renters paying ≥30% of income 46.3%; ≥50% 18.4%.
  • FY2027 2BR SAFMR $1,230 (1.466× ACS median gross rent).

Population

17,987 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: +1.6%.

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

Assisted inventory

  • LIHTC: 9 projects, 442 units.
  • HUD project-based assisted MF: 4 properties, 309 assisted units.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 3 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 31030 36.3% of occupied households are renters; vacancy is 22.0%; ACS median gross rent is $839; population increased +1.6% between the 2018 and 2023 ACS vintages; the housing stock includes 950 units in 2–4-unit structures and 831 units in 5–49-unit structures; 9 LIHTC projects totaling 442 units; FY2027 2BR SAFMR is $1,230 versus ACS median gross rent of $839. 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 31030 — Fort Valley, GA HUD Section 8 Payment Standards / SAFMR·Georgia ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
31057Macon County, GA35.8%$418$1,07031063Macon County, GA37.2%$670$1,08031069Macon County, GA26.9%$997$1,230

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 31030?

ZIP 31030 (Macon County, GA) has 17,987 residents, 6,195 households, a renter share of 36.3%, median household income of $58,141, and ACS 2023 median gross rent of $839. Vacancy is 22.0%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 31030?

ACS counts 542 units in 2-unit buildings, 408 in 3–4 unit buildings, 681 in 5–9, 150 in 10–19, and 0 in 20–49. Combined 2–49 unit stock is 1,781 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 31030?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,230. See the full schedule and 90–110% payment-standard band on the ZIP 31030 — Fort Valley, GA HUD Section 8 Payment Standards / SAFMR.