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Housing market/Georgia/ZIP 31503

ACS 2023 · FY2027 SAFMR

ZIP 31503 Waycross, Ware County, Georgia

Ware 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
23,173
Households
7,633
Median HH income
$55,042
Renter share
32.3%
Median gross rent
$823
Vacancy
15.3%
Pop. change
+12.4%
2BR SAFMR
$1,170
SAFMR / rent
1.422×
2–49 unit stock
596
LIHTC proj / units
3 / 173
HUD assisted MF
—

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 31503 · GA — sent to you.

ZIP 31503 · GA

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ACS rent vs 2BR SAFMR

ZIP 31503 — Waycross, GA HUD Section 8 Payment Standards / SAFMR →
ACS median rent$823
2BR SAFMR$1,170
90% floor$1,053
110% ceiling$1,287

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

Housing stock

ACS 2023 units-in-structure · ZCTA 31503

  • 1-unit detached5,26658.8%
  • 1-unit attached470.5%
  • 2–4 units4615.1%
  • 5–49 units1351.5%
  • 50+ units530.6%
  • Mobile2,99833.5%
TypeUnitsShare
1-unit detached5,26658.5%
1-unit attached470.5%
2 units (duplex)1151.3%
3–4 units3463.8%
5–9 units130.1%
10–19 units340.4%
20–49 units881.0%
50+ units530.6%
Mobile2,99833.3%

2–4 unit share 5.1% · 5–49 unit share 1.5% · combined 2–49 6.6%.

Units by bedrooms

Studio
227
1BR
346
2BR
1,707
3BR
5,652
4BR
909
5+
168

Rent burden

Rent ≥30% of income33.4%
Rent ≥50% of income22.9%
  • ACS median gross rent $823 (all bedrooms, occupied rentals).
  • Median contract rent $633.
  • Renters paying ≥30% of income 33.4%; ≥50% 22.9%.
  • FY2027 2BR SAFMR $1,170 (1.422× ACS median gross rent).

Population

23,173 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: +12.4%.

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

Assisted inventory

  • LIHTC: 3 projects, 173 units.
  • HUD project-based assisted MF: not published for this ZIP.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 64 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 31503 32.3% of occupied households are renters; vacancy is 15.3%; ACS median gross rent is $823; population increased +12.4% between the 2018 and 2023 ACS vintages; the housing stock includes 461 units in 2–4-unit structures and 135 units in 5–49-unit structures; 3 LIHTC projects totaling 173 units; FY2027 2BR SAFMR is $1,170 versus ACS median gross rent of $823. 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 31503 — Waycross, GA HUD Section 8 Payment Standards / SAFMR·Georgia ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
31501Ware County, GA50.1%$752$1,01031502Ware County, GA——$1,01031550Ware County, GA7.4%—$1,03031552Ware County, GA8.9%—$1,13031554Ware County, GA21.3%$781$1,03031564Ware County, GA——$1,01031624Ware County, GA34.9%$903$1,31031631Ware County, GA24.0%$658$1,080

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 31503?

ZIP 31503 (Ware County, GA) has 23,173 residents, 7,633 households, a renter share of 32.3%, median household income of $55,042, and ACS 2023 median gross rent of $823. Vacancy is 15.3%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 31503?

ACS counts 115 units in 2-unit buildings, 346 in 3–4 unit buildings, 13 in 5–9, 34 in 10–19, and 88 in 20–49. Combined 2–49 unit stock is 596 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 31503?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,170. See the full schedule and 90–110% payment-standard band on the ZIP 31503 — Waycross, GA HUD Section 8 Payment Standards / SAFMR.