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Housing market/Georgia/ZIP 31206

ACS 2023 · FY2027 SAFMR

ZIP 31206 Macon, Macon-Bibb County, Georgia

Macon-Bibb County, GA HUD Metro FMR Area · Georgia. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
25,250
Households
8,645
Median HH income
$35,006
Renter share
57.9%
Median gross rent
$898
Vacancy
24.3%
Pop. change
-4.8%
2BR SAFMR
$1,180
SAFMR / rent
1.314×
2–49 unit stock
2,249
LIHTC proj / units
3 / 339
HUD assisted MF
8 / 819

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 31206 · GA — sent to you.

ZIP 31206 · GA

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ACS rent vs 2BR SAFMR

ZIP 31206 — Macon, GA HUD Section 8 Payment Standards / SAFMR →
ACS median rent$898
2BR SAFMR$1,180
90% floor$1,062
110% ceiling$1,298

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

Housing stock

ACS 2023 units-in-structure · ZCTA 31206

  • 1-unit detached8,18371.8%
  • 1-unit attached2402.1%
  • 2–4 units1,55313.6%
  • 5–49 units6966.1%
  • 50+ units1091.0%
  • Mobile6225.5%
TypeUnitsShare
1-unit detached8,18371.7%
1-unit attached2402.1%
2 units (duplex)7016.1%
3–4 units8527.5%
5–9 units3383.0%
10–19 units3513.1%
20–49 units70.1%
50+ units1091.0%
Mobile6225.4%

2–4 unit share 13.6% · 5–49 unit share 6.1% · combined 2–49 19.7%.

Units by bedrooms

Studio
58
1BR
511
2BR
3,746
3BR
5,968
4BR
1,059
5+
73

Rent burden

Rent ≥30% of income51.1%
Rent ≥50% of income26.3%
  • ACS median gross rent $898 (all bedrooms, occupied rentals).
  • Median contract rent $610.
  • Renters paying ≥30% of income 51.1%; ≥50% 26.3%.
  • FY2027 2BR SAFMR $1,180 (1.314× ACS median gross rent).

Population

25,250 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: -4.8%.

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

Assisted inventory

  • LIHTC: 3 projects, 339 units.
  • HUD project-based assisted MF: 8 properties, 819 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 31206 57.9% of occupied households are renters; vacancy is 24.3%; ACS median gross rent is $898; population changed -4.8% between the 2018 and 2023 ACS vintages; the housing stock includes 1,553 units in 2–4-unit structures and 696 units in 5–49-unit structures; 3 LIHTC projects totaling 339 units; FY2027 2BR SAFMR is $1,180 versus ACS median gross rent of $898. 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 31206 — Macon, GA HUD Section 8 Payment Standards / SAFMR·Georgia ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
31020Macon-Bibb County, GA HUD Metro FMR Area8.0%$931$1,18031032Macon-Bibb County, GA HUD Metro FMR Area14.8%$1,013$1,18031050Macon-Bibb County, GA HUD Metro FMR Area9.8%—$1,18031052Macon-Bibb County, GA HUD Metro FMR Area11.0%$933$1,20031078Macon-Bibb County, GA HUD Metro FMR Area29.0%$651$1,18031201Macon-Bibb County, GA HUD Metro FMR Area78.4%$912$1,32031202Macon-Bibb County, GA HUD Metro FMR Area——$1,33031203Macon-Bibb County, GA HUD Metro FMR Area——$1,33031204Macon-Bibb County, GA HUD Metro FMR Area55.7%$917$1,21031205Macon-Bibb County, GA HUD Metro FMR Area——$1,33031207Macon-Bibb County, GA HUD Metro FMR Area——$1,30031208Macon-Bibb County, GA HUD Metro FMR Area——$1,330

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 31206?

ZIP 31206 (Macon-Bibb County, GA HUD Metro FMR Area) has 25,250 residents, 8,645 households, a renter share of 57.9%, median household income of $35,006, and ACS 2023 median gross rent of $898. Vacancy is 24.3%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 31206?

ACS counts 701 units in 2-unit buildings, 852 in 3–4 unit buildings, 338 in 5–9, 351 in 10–19, and 7 in 20–49. Combined 2–49 unit stock is 2,249 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 31206?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,180. See the full schedule and 90–110% payment-standard band on the ZIP 31206 — Macon, GA HUD Section 8 Payment Standards / SAFMR.