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Housing market/Georgia/ZIP 31554

ACS 2023 · FY2027 SAFMR

ZIP 31554 Nicholls, 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
7,343
Households
1,663
Median HH income
$52,175
Renter share
21.3%
Median gross rent
$781
Vacancy
17.1%
Pop. change
-14.7%
2BR SAFMR
$1,030
SAFMR / rent
1.319×
2–49 unit stock
75
LIHTC proj / units
—
HUD assisted MF
—

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 31554 · GA — sent to you.

ZIP 31554 · GA

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ACS rent vs 2BR SAFMR

ZIP 31554 — Nicholls, GA HUD Section 8 Payment Standards / SAFMR →
ACS median rent$781
2BR SAFMR$1,030
90% floor$927
110% ceiling$1,133

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

Housing stock

ACS 2023 units-in-structure · ZCTA 31554

  • 1-unit detached1,03352.0%
  • 1-unit attached20.1%
  • 2–4 units351.8%
  • 5–49 units402.0%
  • Mobile87844.2%
TypeUnitsShare
1-unit detached1,03351.5%
1-unit attached20.1%
2 units (duplex)80.4%
3–4 units271.3%
5–9 units402.0%
10–19 units00.0%
20–49 units00.0%
50+ units00.0%
Mobile87843.8%

2–4 unit share 1.7% · 5–49 unit share 2.0% · combined 2–49 3.7%.

Units by bedrooms

Studio
3
1BR
83
2BR
328
3BR
1,250
4BR
279
5+
63

Rent burden

Rent ≥30% of income7.9%
Rent ≥50% of income4.8%
  • ACS median gross rent $781 (all bedrooms, occupied rentals).
  • Median contract rent $417.
  • Renters paying ≥30% of income 7.9%; ≥50% 4.8%.
  • FY2027 2BR SAFMR $1,030 (1.319× ACS median gross rent).

Population

7,343 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: -14.7%.

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

Assisted inventory

  • LIHTC: not published for this ZIP.
  • 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 5 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 31554 21.3% of occupied households are renters; vacancy is 17.1%; ACS median gross rent is $781; population changed -14.7% between the 2018 and 2023 ACS vintages; the housing stock includes 35 units in 2–4-unit structures and 40 units in 5–49-unit structures; FY2027 2BR SAFMR is $1,030 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 31554 — Nicholls, 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——$1,01031503Ware County, GA32.3%$823$1,17031550Ware County, GA7.4%—$1,03031552Ware County, GA8.9%—$1,13031564Ware 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 31554?

ZIP 31554 (Ware County, GA) has 7,343 residents, 1,663 households, a renter share of 21.3%, median household income of $52,175, and ACS 2023 median gross rent of $781. Vacancy is 17.1%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 31554?

ACS counts 8 units in 2-unit buildings, 27 in 3–4 unit buildings, 40 in 5–9, 0 in 10–19, and 0 in 20–49. Combined 2–49 unit stock is 75 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 31554?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,030. See the full schedule and 90–110% payment-standard band on the ZIP 31554 — Nicholls, GA HUD Section 8 Payment Standards / SAFMR.