Housing market/Georgia/ZIP 31645
ZIP 31645 Ray City, Berrien County, Georgia
Berrien County, GA · Georgia. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 31645 · GA — sent to you.
ZIP 31645 · GA
ACS rent vs 2BR SAFMR
ZIP 31645 — Ray City, GA HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 31645
- 1-unit detached1,02956.5%
- 2–4 units573.1%
- Mobile73640.4%
2–4 unit share 3.1% · 5–49 unit share 0.0% · combined 2–49 3.1%.
Units by bedrooms
Rent burden
- ACS median gross rent $1,005 (all bedrooms, occupied rentals).
- Median contract rent $719.
- Renters paying ≥30% of income 20.5%; ≥50% 5.0%.
- FY2027 2BR SAFMR $1,210 (1.204× ACS median gross rent).
Population
4,971 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: 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 19 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 31645 32.1% of occupied households are renters; vacancy is 7.4%; ACS median gross rent is $1,005; population changed -1.6% between the 2018 and 2023 ACS vintages; the housing stock includes 57 units in 2–4-unit structures and 0 units in 5–49-unit structures; FY2027 2BR SAFMR is $1,210 versus ACS median gross rent of $1,005. 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 31645 — Ray City, GA HUD Section 8 Payment Standards / SAFMR·Georgia ZIP directory
Nearby ZIPs in this FMR area
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 31645?
ZIP 31645 (Berrien County, GA) has 4,971 residents, 1,696 households, a renter share of 32.1%, median household income of $71,429, and ACS 2023 median gross rent of $1,005. Vacancy is 7.4%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 31645?
ACS counts 54 units in 2-unit buildings, 3 in 3–4 unit buildings, 0 in 5–9, 0 in 10–19, and 0 in 20–49. Combined 2–49 unit stock is 57 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 31645?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,210. See the full schedule and 90–110% payment-standard band on the ZIP 31645 — Ray City, GA HUD Section 8 Payment Standards / SAFMR.