Stephens County housing stock & renter economics

Stephens County apartment-building and small-multifamily investors concentrate in ZIPs where HUD Fair Market Rents sit above or beside ACS median gross rent. The table below is ZCTA housing stock and voucher benchmarks for commercial residential income underwriting, linked to each ZIP housing profile. Live FMLS set on this page: 1 buildings.

4 ZCTAs · 4 with ACS. Medians across ACS ZIPs; totals for stock. Not a listing feed.

Population: 34,267
Households: 12,915
Housing units: 15,399
2-unit stock: 471
3–4 unit stock: 542
2–4 unit stock: 1,013
5–49 unit stock: 369
50+ unit stock: 88
Median renter share: 22.9%
ACS median rent: $844
Contract rent: $595
1BR SAFMR: $795
2BR SAFMR: $1,040
3BR SAFMR: $1,305
SAFMR / ACS rent: 1.23×
Vacancy (ACS): 12.4%
Pop Δ 2018–2023: +2.3%
Median HH income: $59,571
Rent burden ≥30%: 41.4%
Rent burden ≥50%: 13.8%
LIHTC projects / units: 4 / 396
HUD assisted MF: 9 / 647
Alloc. 5+ permits: 4

Stephens County: median renter share 22.9%; ACS median gross rent $844; FY2027 2BR SAFMR $1,040; 2BR SAFMR is 1.23× ACS median gross rent; 471 units in 2-unit structures, 542 in 3–4-unit structures, and 369 in 5–49-unit structures; population up +2.3% between ACS 2018 and 2023; 4 LIHTC projects (396 units); 4 allocated 5+ unit permits (county BPS × ZCTA share). Census / HUD stock — not a rent roll and not a buy/sell score.

ZIPPlaceRentersMed. rent2BR SAFMR2–49 unitsPop Δ

30577Stephens County, GA29.7%$812$1,0001,089+7.0%30511Stephens County, GA24.2%$1,031$1,210189-13.3%30538Stephens County, GA10.1%$710$1,00096+2.7%30557Stephens County, GA21.6%$875$1,0808+1.9%

Georgia ZIP housing directory·All Georgia ZCTAs·SAFMR directory·Voucher Spread™

ZCTA ≈ USPS ZIP. ACS 5-year 2023 lags construction. Units-in-structure is Census standing stock (2-unit vs 3–4 vs 5–49 vs 50+), not the live FMLS card. SAFMR is a bedroom-specific HUD voucher benchmark, not asking rent. LIHTC / assisted-MF are inventory of record and belong on apartment pages. 5+ permits are county BPS 2025 allocated by ZCTA housing-unit share. Brokerage is Georgia-only.

1 Multifamily Investment Properties for Sale in Stephens County

As of today, 1 active small multifamily listings in Stephens County · median $108,000/door. Stephens County (Toccoa area) is a Northeast Georgia market with limited multifamily inventory. Properties that appear are usually small residential multi-unit buildings in a quieter setting.

All Georgia multifamily →Georgia multifamily market report →