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Housing market/Georgia/ZIP 31549

ACS 2023 · FY2027 SAFMR

ZIP 31549 Lumber City, Wheeler County, Georgia

Wheeler 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
1,811
Households
561
Median HH income
$35,144
Renter share
30.1%
Median gross rent
$444
Vacancy
35.9%
Pop. change
-16.0%
2BR SAFMR
$1,040
SAFMR / rent
2.342×
2–49 unit stock
51
LIHTC proj / units
1 / 40
HUD assisted MF
—

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 31549 · GA — sent to you.

ZIP 31549 · GA

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ACS rent vs 2BR SAFMR

ZIP 31549 — Lumber City, GA HUD Section 8 Payment Standards / SAFMR →
ACS median rent$444
2BR SAFMR$1,040
90% floor$936
110% ceiling$1,144

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

Housing stock

ACS 2023 units-in-structure · ZCTA 31549

  • 1-unit detached53461.0%
  • 2–4 units202.3%
  • 5–49 units313.5%
  • Mobile29033.1%
TypeUnitsShare
1-unit detached53461.0%
1-unit attached00.0%
2 units (duplex)171.9%
3–4 units30.3%
5–9 units263.0%
10–19 units00.0%
20–49 units50.6%
50+ units00.0%
Mobile29033.1%

2–4 unit share 2.3% · 5–49 unit share 3.5% · combined 2–49 5.8%.

Units by bedrooms

Studio
0
1BR
8
2BR
386
3BR
302
4BR
76
5+
103

Rent burden

Rent ≥30% of income28.4%
Rent ≥50% of income14.2%
  • ACS median gross rent $444 (all bedrooms, occupied rentals).
  • Median contract rent $275.
  • Renters paying ≥30% of income 28.4%; ≥50% 14.2%.
  • FY2027 2BR SAFMR $1,040 (2.342× ACS median gross rent).

Population

1,811 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: -16.0%.

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

Assisted inventory

  • LIHTC: 1 projects, 40 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 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 31549 30.1% of occupied households are renters; vacancy is 35.9%; ACS median gross rent is $444; population changed -16.0% between the 2018 and 2023 ACS vintages; the housing stock includes 20 units in 2–4-unit structures and 31 units in 5–49-unit structures; 1 LIHTC projects totaling 40 units; FY2027 2BR SAFMR is $1,040 versus ACS median gross rent of $444. 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 31549 — Lumber City, GA HUD Section 8 Payment Standards / SAFMR·Georgia ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
30411Wheeler County, GA30.8%$565$1,00030428Wheeler County, GA37.6%$505$1,01031037Wheeler County, GA24.5%—$1,250

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 31549?

ZIP 31549 (Wheeler County, GA) has 1,811 residents, 561 households, a renter share of 30.1%, median household income of $35,144, and ACS 2023 median gross rent of $444. Vacancy is 35.9%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 31549?

ACS counts 17 units in 2-unit buildings, 3 in 3–4 unit buildings, 26 in 5–9, 0 in 10–19, and 5 in 20–49. Combined 2–49 unit stock is 51 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 31549?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,040. See the full schedule and 90–110% payment-standard band on the ZIP 31549 — Lumber City, GA HUD Section 8 Payment Standards / SAFMR.