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Housing market/Georgia/ZIP 31904

ACS 2023 · FY2027 SAFMR

ZIP 31904 Columbus, Georgia

Columbus, GA-AL 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
34,906
Households
14,035
Median HH income
$65,625
Renter share
49.4%
Median gross rent
$1,036
Vacancy
12.0%
Pop. change
+2.9%
2BR SAFMR
$1,310
SAFMR / rent
1.264×
2–49 unit stock
3,160
LIHTC proj / units
15 / 1,599
HUD assisted MF
—

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 31904 · GA — sent to you.

ZIP 31904 · GA

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ACS rent vs 2BR SAFMR

ZIP 31904 — Columbus, GA HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,036
2BR SAFMR$1,310
90% floor$1,179
110% ceiling$1,441

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

Housing stock

ACS 2023 units-in-structure · ZCTA 31904

  • 1-unit detached11,07269.4%
  • 1-unit attached3912.5%
  • 2–4 units1,2617.9%
  • 5–49 units1,89911.9%
  • 50+ units1,2918.1%
  • Mobile290.2%
TypeUnitsShare
1-unit detached11,07269.4%
1-unit attached3912.5%
2 units (duplex)4963.1%
3–4 units7654.8%
5–9 units9566.0%
10–19 units6223.9%
20–49 units3212.0%
50+ units1,2918.1%
Mobile290.2%

2–4 unit share 7.9% · 5–49 unit share 11.9% · combined 2–49 19.8%.

Units by bedrooms

Studio
321
1BR
2,242
2BR
3,749
3BR
6,605
4BR
2,317
5+
713

Rent burden

Rent ≥30% of income44.5%
Rent ≥50% of income27.3%
  • ACS median gross rent $1,036 (all bedrooms, occupied rentals).
  • Median contract rent $822.
  • Renters paying ≥30% of income 44.5%; ≥50% 27.3%.
  • FY2027 2BR SAFMR $1,310 (1.264× ACS median gross rent).

Population

34,906 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: +2.9%.

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

Assisted inventory

  • LIHTC: 15 projects, 1,599 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 30 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 31904 49.4% of occupied households are renters; vacancy is 12.0%; ACS median gross rent is $1,036; population increased +2.9% between the 2018 and 2023 ACS vintages; the housing stock includes 1,261 units in 2–4-unit structures and 1,899 units in 5–49-unit structures; 15 LIHTC projects totaling 1,599 units; FY2027 2BR SAFMR is $1,310 versus ACS median gross rent of $1,036. 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 31904 — Columbus, GA HUD Section 8 Payment Standards / SAFMR·Georgia ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
31801Columbus, GA-AL HUD Metro FMR Area7.5%$807$1,00031804Columbus, GA-AL HUD Metro FMR Area4.8%$988$1,20031805Columbus, GA-AL HUD Metro FMR Area28.2%$921$1,03031807Columbus, GA-AL HUD Metro FMR Area9.6%$732$1,28031808Columbus, GA-AL HUD Metro FMR Area5.5%$1,383$1,80031811Columbus, GA-AL HUD Metro FMR Area14.1%$1,028$1,21031820Columbus, GA-AL HUD Metro FMR Area11.3%$1,655$1,82031823Columbus, GA-AL HUD Metro FMR Area28.8%$635$1,20031826Columbus, GA-AL HUD Metro FMR Area31.6%$1,208$1,42031829Columbus, GA-AL HUD Metro FMR Area6.5%—$1,27031830Columbus, GA-AL HUD Metro FMR Area24.4%$751$1,00031831Columbus, GA-AL HUD Metro FMR Area11.0%$765$1,000

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 31904?

ZIP 31904 (Columbus, GA-AL HUD Metro FMR Area) has 34,906 residents, 14,035 households, a renter share of 49.4%, median household income of $65,625, and ACS 2023 median gross rent of $1,036. Vacancy is 12.0%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 31904?

ACS counts 496 units in 2-unit buildings, 765 in 3–4 unit buildings, 956 in 5–9, 622 in 10–19, and 321 in 20–49. Combined 2–49 unit stock is 3,160 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 31904?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,310. See the full schedule and 90–110% payment-standard band on the ZIP 31904 — Columbus, GA HUD Section 8 Payment Standards / SAFMR.