Section 8 Rent Limits in Georgia for 2026: Fair Market Rent for Every County
Section 8 Rent Limits in Georgia for 2026: Fair Market Rent for Every County
Every county in Georgia has its own Section 8 rent ceiling, and the full 2026 list is below. HUD's Fair Market Rents took effect October 1, 2025; the 2-bedroom figure is as low as $973 in Appling County and as high as $1,820 in Walton County, with the median county at $1,074. Housing authorities set their payment standards within 90% to 110% of these numbers.
Compared with FY2025, the 2-bedroom figure rose in 124 counties and fell in 35. The largest increase was Irwin County ($905 to $1,089, +20.3%); the steepest cut was Lamar County ($1,066 to $973, -8.7%). Three metros in Georgia are on HUD's mandatory Small Area FMR list (Atlanta-Sandy Springs-Roswell, GA; Augusta-Richmond County, GA-SC; Chattanooga, TN-GA), where the limit is set ZIP code by ZIP code instead of by county; the county figure there is only an average.
Reading the table. These are HUD Fair Market Rents, the basis for payment standards, not the standards themselves. Each housing authority picks a point between 90% and 110% of the FMR for each bedroom size and publishes it as its payment standard. The voucher then pays the standard (or the actual gross rent, if lower) minus about 30% of your adjusted income. Utilities you pay yourself count against the ceiling through a utility allowance.
FY2026 Fair Market Rents by Metro Area in Georgia
HUD groups counties into FMR areas; a metro's figure applies to every county inside it. "ZIP-level" marks mandatory Small Area FMR metros.
| FMR area | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2 BR vs FY2025 |
|---|---|---|---|---|---|---|
| Albany, GA | $966 | $1,006 | $1,129 | $1,534 | $1,858 | +4.5% |
| Athens-Clarke County, GA | $1,159 | $1,183 | $1,331 | $1,734 | $1,831 | +8.7% |
| Atlanta-Sandy Springs-Roswell, GA (ZIP-level) | $1,585 | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Augusta-Richmond County, GA-SC (ZIP-level) | $939 | $1,114 | $1,261 | $1,627 | $1,984 | +7.3% |
| Brunswick-St. Simons, GA | $1,035 | $1,105 | $1,293 | $1,550 | $1,906 | +2.3% |
| Butts County, GA | $936 | $977 | $1,075 | $1,427 | $1,803 | -7.0% |
| Chattanooga, TN-GA (ZIP-level) | $1,211 | $1,263 | $1,390 | $1,734 | $1,853 | -2.5% |
| Columbus, GA-AL | $895 | $939 | $1,088 | $1,445 | $1,703 | -1.8% |
| Dalton, GA | $776 | $899 | $1,121 | $1,461 | $1,876 | +1.9% |
| Gainesville, GA | $1,177 | $1,381 | $1,514 | $1,834 | $2,127 | +0.6% |
| Haralson County, GA | $838 | $844 | $1,107 | $1,345 | $1,718 | +1.8% |
| Hinesville, GA | $1,225 | $1,283 | $1,406 | $1,868 | $2,359 | -1.7% |
| Lincoln County, GA | $743 | $758 | $995 | $1,305 | $1,317 | +5.6% |
| Long County, GA | $987 | $1,034 | $1,133 | $1,409 | $1,901 | +9.7% |
| Lumpkin County, GA | $1,085 | $1,136 | $1,245 | $1,577 | $2,089 | n/a |
| Macon-Bibb County, GA | $1,085 | $1,158 | $1,307 | $1,567 | $1,731 | +4.4% |
| Meriwether County, GA | $758 | $763 | $1,001 | $1,392 | $1,511 | -2.4% |
| Monroe County, GA | $984 | $1,048 | $1,174 | $1,408 | $1,662 | +6.8% |
| Morgan County, GA | $1,256 | $1,315 | $1,442 | $1,729 | $2,419 | +5.8% |
| Murray County, GA | $726 | $827 | $1,009 | $1,403 | $1,687 | +3.5% |
| Peach County, GA | $885 | $1,030 | $1,129 | $1,466 | $1,495 | +4.4% |
| Rome, GA | $822 | $923 | $1,192 | $1,541 | $1,626 | +0.3% |
| Savannah, GA | $1,455 | $1,533 | $1,680 | $2,235 | $2,547 | +6.1% |
| Stewart County, GA | $803 | $843 | $973 | $1,293 | $1,351 | +0.9% |
| Talbot County, GA | $803 | $843 | $973 | $1,353 | $1,521 | +7.5% |
| Valdosta, GA | $915 | $921 | $1,192 | $1,583 | $1,915 | +4.1% |
| Warner Robins, GA | $1,106 | $1,221 | $1,362 | $1,821 | $2,148 | +4.6% |
FY2026 Fair Market Rents for Every County in Georgia
All 159 counties, alphabetical. Studio figures are in the metro table above.
| County | 1 BR | 2 BR | 3 BR | 4 BR | 2 BR vs FY2025 |
|---|---|---|---|---|---|
| Appling County | $770 | $973 | $1,313 | $1,608 | +7.5% |
| Atkinson County | $760 | $973 | $1,168 | $1,395 | +7.5% |
| Bacon County | $770 | $973 | $1,353 | $1,395 | +7.5% |
| Baker County | $770 | $973 | $1,353 | $1,395 | +7.5% |
| Baldwin County | $894 | $1,073 | $1,287 | $1,476 | +9.0% |
| Banks County | $770 | $973 | $1,217 | $1,395 | +7.5% |
| Barrow County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Bartow County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Ben Hill County | $793 | $973 | $1,167 | $1,395 | +7.5% |
| Berrien County | $742 | $973 | $1,353 | $1,632 | +7.5% |
| Bibb County | $1,158 | $1,307 | $1,567 | $1,731 | +4.4% |
| Bleckley County | $742 | $973 | $1,266 | $1,395 | +7.5% |
| Brantley County | $1,105 | $1,293 | $1,550 | $1,906 | +2.3% |
| Brooks County | $921 | $1,192 | $1,583 | $1,915 | +4.1% |
| Bryan County | $1,533 | $1,680 | $2,235 | $2,547 | +6.1% |
| Bulloch County | $898 | $1,178 | $1,433 | $1,560 | +4.3% |
| Burke County | $1,114 | $1,261 | $1,627 | $1,984 | +7.3% |
| Butts County | $977 | $1,075 | $1,427 | $1,803 | -7.0% |
| Calhoun County | $770 | $973 | $1,353 | $1,474 | +7.5% |
| Camden County | $1,117 | $1,225 | $1,704 | $1,997 | +13.5% |
| Candler County | $770 | $973 | $1,353 | $1,632 | +7.5% |
| Carroll County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Catoosa County | $1,263 | $1,390 | $1,734 | $1,853 | -2.5% |
| Charlton County | $790 | $1,036 | $1,242 | $1,485 | +14.5% |
| Chatham County | $1,533 | $1,680 | $2,235 | $2,547 | +6.1% |
| Chattahoochee County | $939 | $1,088 | $1,445 | $1,703 | -1.8% |
| Chattooga County | $794 | $973 | $1,353 | $1,632 | +7.5% |
| Cherokee County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Clarke County | $1,183 | $1,331 | $1,734 | $1,831 | +8.7% |
| Clay County | $770 | $973 | $1,217 | $1,395 | +7.5% |
| Clayton County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Clinch County | $770 | $973 | $1,353 | $1,395 | +7.5% |
| Cobb County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Coffee County | $885 | $973 | $1,275 | $1,610 | +7.5% |
| Colquitt County | $742 | $973 | $1,167 | $1,591 | +7.5% |
| Columbia County | $1,114 | $1,261 | $1,627 | $1,984 | +7.3% |
| Cook County | $770 | $973 | $1,315 | $1,359 | +7.5% |
| Coweta County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Crawford County | $1,158 | $1,307 | $1,567 | $1,731 | +4.4% |
| Crisp County | $785 | $973 | $1,167 | $1,288 | +7.5% |
| Dade County | $1,263 | $1,390 | $1,734 | $1,853 | -2.5% |
| Dawson County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Decatur County | $850 | $973 | $1,287 | $1,288 | +7.5% |
| DeKalb County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Dodge County | $742 | $973 | $1,167 | $1,288 | +7.5% |
| Dooly County | $770 | $973 | $1,283 | $1,288 | +7.5% |
| Dougherty County | $1,006 | $1,129 | $1,534 | $1,858 | +4.5% |
| Douglas County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Early County | $888 | $973 | $1,238 | $1,340 | +7.5% |
| Echols County | $921 | $1,192 | $1,583 | $1,915 | +4.1% |
| Effingham County | $1,533 | $1,680 | $2,235 | $2,547 | +6.1% |
| Elbert County | $836 | $1,074 | $1,288 | $1,422 | +14.7% |
| Emanuel County | $888 | $973 | $1,239 | $1,632 | +7.5% |
| Evans County | $742 | $973 | $1,167 | $1,288 | +7.5% |
| Fannin County | $742 | $973 | $1,323 | $1,328 | +7.5% |
| Fayette County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Floyd County | $923 | $1,192 | $1,541 | $1,626 | +0.3% |
| Forsyth County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Franklin County | $775 | $1,017 | $1,219 | $1,458 | +12.1% |
| Fulton County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Gilmer County | $830 | $1,036 | $1,357 | $1,738 | +8.0% |
| Glascock County | $770 | $973 | $1,217 | $1,395 | +7.5% |
| Glynn County | $1,105 | $1,293 | $1,550 | $1,906 | +2.3% |
| Gordon County | $833 | $1,011 | $1,406 | $1,590 | +9.9% |
| Grady County | $742 | $973 | $1,343 | $1,490 | +6.7% |
| Greene County | $808 | $973 | $1,320 | $1,325 | +7.5% |
| Gwinnett County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Habersham County | $855 | $1,018 | $1,357 | $1,363 | +10.8% |
| Hall County | $1,381 | $1,514 | $1,834 | $2,127 | +0.6% |
| Hancock County | $770 | $973 | $1,252 | $1,632 | +7.5% |
| Haralson County | $844 | $1,107 | $1,345 | $1,718 | +1.8% |
| Harris County | $939 | $1,088 | $1,445 | $1,703 | -1.8% |
| Hart County | $821 | $1,042 | $1,249 | $1,494 | +6.2% |
| Heard County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Henry County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Houston County | $1,221 | $1,362 | $1,821 | $2,148 | +4.6% |
| Irwin County | $862 | $1,089 | $1,306 | $1,561 | +20.3% |
| Jackson County | $1,004 | $1,153 | $1,483 | $1,934 | +10.3% |
| Jasper County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Jeff Davis County | $770 | $973 | $1,167 | $1,417 | +7.5% |
| Jefferson County | $793 | $973 | $1,167 | $1,452 | +7.5% |
| Jenkins County | $770 | $973 | $1,353 | $1,395 | +7.5% |
| Johnson County | $888 | $973 | $1,181 | $1,395 | +7.5% |
| Jones County | $1,158 | $1,307 | $1,567 | $1,731 | +4.4% |
| Lamar County | $759 | $973 | $1,353 | $1,476 | -8.7% |
| Lanier County | $921 | $1,192 | $1,583 | $1,915 | +4.1% |
| Laurens County | $742 | $973 | $1,284 | $1,614 | +7.5% |
| Lee County | $1,006 | $1,129 | $1,534 | $1,858 | +4.5% |
| Liberty County | $1,283 | $1,406 | $1,868 | $2,359 | -1.7% |
| Lincoln County | $758 | $995 | $1,305 | $1,317 | +5.6% |
| Long County | $1,034 | $1,133 | $1,409 | $1,901 | +9.7% |
| Lowndes County | $921 | $1,192 | $1,583 | $1,915 | +4.1% |
| Lumpkin County | $1,136 | $1,245 | $1,577 | $2,089 | +13.8% |
| Macon County | $742 | $973 | $1,167 | $1,632 | +7.5% |
| Madison County | $1,183 | $1,331 | $1,734 | $1,831 | +8.7% |
| Marion County | $939 | $1,088 | $1,445 | $1,703 | -1.8% |
| McDuffie County | $1,114 | $1,261 | $1,627 | $1,984 | +7.3% |
| McIntosh County | $1,105 | $1,293 | $1,550 | $1,906 | +2.3% |
| Meriwether County | $763 | $1,001 | $1,392 | $1,511 | -2.4% |
| Miller County | $770 | $973 | $1,353 | $1,407 | +7.5% |
| Mitchell County | $888 | $973 | $1,275 | $1,468 | +7.5% |
| Monroe County | $1,048 | $1,174 | $1,408 | $1,662 | +6.8% |
| Montgomery County | $742 | $973 | $1,353 | $1,632 | +7.5% |
| Morgan County | $1,315 | $1,442 | $1,729 | $2,419 | +5.8% |
| Murray County | $827 | $1,009 | $1,403 | $1,687 | +3.5% |
| Muscogee County | $939 | $1,088 | $1,445 | $1,703 | -1.8% |
| Newton County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Oconee County | $1,183 | $1,331 | $1,734 | $1,831 | +8.7% |
| Oglethorpe County | $1,183 | $1,331 | $1,734 | $1,831 | +8.7% |
| Paulding County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Peach County | $1,030 | $1,129 | $1,466 | $1,495 | +4.4% |
| Pickens County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Pierce County | $794 | $1,042 | $1,249 | $1,380 | +10.1% |
| Pike County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Polk County | $776 | $1,018 | $1,290 | $1,348 | +9.0% |
| Pulaski County | $858 | $1,003 | $1,280 | $1,438 | +5.1% |
| Putnam County | $898 | $1,134 | $1,546 | $1,626 | +8.6% |
| Quitman County | $770 | $973 | $1,217 | $1,395 | +7.5% |
| Rabun County | $851 | $1,117 | $1,553 | $1,687 | +11.0% |
| Randolph County | $783 | $1,028 | $1,233 | $1,361 | +12.1% |
| Richmond County | $1,114 | $1,261 | $1,627 | $1,984 | +7.3% |
| Rockdale County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Schley County | $770 | $973 | $1,342 | $1,395 | +7.5% |
| Screven County | $742 | $973 | $1,222 | $1,395 | +7.5% |
| Seminole County | $770 | $973 | $1,347 | $1,395 | +7.5% |
| Spalding County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Stephens County | $767 | $1,006 | $1,275 | $1,688 | +5.8% |
| Stewart County | $843 | $973 | $1,293 | $1,351 | +0.9% |
| Sumter County | $829 | $1,088 | $1,305 | $1,441 | +15.9% |
| Talbot County | $843 | $973 | $1,353 | $1,521 | +7.5% |
| Taliaferro County | $770 | $973 | $1,217 | $1,395 | +7.5% |
| Tattnall County | $742 | $973 | $1,167 | $1,632 | +7.5% |
| Taylor County | $888 | $973 | $1,353 | $1,395 | +7.5% |
| Telfair County | $852 | $973 | $1,215 | $1,288 | +7.5% |
| Terrell County | $1,006 | $1,129 | $1,534 | $1,858 | +4.5% |
| Thomas County | $1,048 | $1,149 | $1,456 | $1,521 | +0.3% |
| Tift County | $821 | $973 | $1,174 | $1,462 | +7.5% |
| Toombs County | $784 | $973 | $1,293 | $1,297 | +7.5% |
| Towns County | $888 | $973 | $1,353 | $1,632 | +7.5% |
| Treutlen County | $742 | $973 | $1,167 | $1,395 | +7.5% |
| Troup County | $947 | $1,167 | $1,459 | $1,781 | +2.9% |
| Turner County | $770 | $973 | $1,283 | $1,288 | +7.5% |
| Twiggs County | $1,158 | $1,307 | $1,567 | $1,731 | +4.4% |
| Union County | $750 | $984 | $1,360 | $1,651 | +8.7% |
| Upson County | $888 | $973 | $1,283 | $1,288 | +7.5% |
| Walker County | $1,263 | $1,390 | $1,734 | $1,853 | -2.5% |
| Walton County | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| Ware County | $786 | $1,031 | $1,236 | $1,617 | +8.5% |
| Warren County | $770 | $973 | $1,283 | $1,632 | +7.5% |
| Washington County | $797 | $999 | $1,198 | $1,329 | +9.7% |
| Wayne County | $778 | $1,021 | $1,224 | $1,574 | +12.8% |
| Webster County | $770 | $973 | $1,217 | $1,395 | +7.5% |
| Wheeler County | $770 | $973 | $1,167 | $1,395 | +7.2% |
| White County | $948 | $1,177 | $1,411 | $1,868 | +11.7% |
| Whitfield County | $899 | $1,121 | $1,461 | $1,876 | +1.9% |
| Wilcox County | $770 | $973 | $1,235 | $1,632 | +7.5% |
| Wilkes County | $770 | $973 | $1,261 | $1,395 | +7.5% |
| Wilkinson County | $770 | $973 | $1,353 | $1,395 | +7.5% |
| Worth County | $1,006 | $1,129 | $1,534 | $1,858 | +4.5% |
Where the Limit Moved Most From 2025 to 2026
Biggest increases (2-bedroom):
| County | FY2025 | FY2026 | Change |
|---|---|---|---|
| Irwin County | $905 | $1,089 | +20.3% |
| Sumter County | $939 | $1,088 | +15.9% |
| Elbert County | $936 | $1,074 | +14.7% |
| Charlton County | $905 | $1,036 | +14.5% |
| Lumpkin County | $1,094 | $1,245 | +13.8% |
Biggest cuts (2-bedroom):
| County | FY2025 | FY2026 | Change |
|---|---|---|---|
| Lamar County | $1,066 | $973 | -8.7% |
| Butts County | $1,156 | $1,075 | -7.0% |
| Catoosa County | $1,426 | $1,390 | -2.5% |
| Dade County | $1,426 | $1,390 | -2.5% |
| Walker County | $1,426 | $1,390 | -2.5% |
Two rules soften these swings: HUD will not let an FMR fall more than 10% in a year, and a housing authority can hold its payment standard anywhere up to 110% of the new figure. A cut shows up first in new leases and rent-increase requests, not in a lease already signed.
Where a Voucher Beats the Market in Georgia
Comparing HUD's 2-bedroom limit to Zillow's observed rent in the same ZIP code shows where a voucher actually stretches. No Georgia metro with enough data has a positive median: Atlanta-Sandy Springs-Alpharetta comes closest, with the typical ZIP's limit -3.3% against market rent and 43% of its ZIPs above the going rent; Savannah is the hardest at -7.9%. "Median premium" is the typical ZIP's rent limit minus market rent, as a percent of market rent.
| Metro | ZIPs with data | Median premium | ZIPs above market |
|---|---|---|---|
| Atlanta-Sandy Springs-Alpharetta, GA | 156 | -3.3% | 43% |
| Savannah, GA | 16 | -7.9% | 25% |
Even where the median is negative, the ZIPs above market are where voucher tenants and landlords match fastest. The national ranking is in our voucher-vs-market analysis.
The Largest Housing Authorities in Georgia
The largest voucher programs in Georgia, by vouchers administered. Each publishes its own payment standard table, usually a one-page PDF under its Housing Choice Voucher section:
- Housing Authority of the City of Atlanta Georgia (Atlanta), about 22,000 vouchers, (404) 892-4700
- Georgia Residential Finance (Atlanta), about 18,000 vouchers, (404) 679-4940
- Housing Authority of the County of Dekalb (Decatur), about 4,700 vouchers, (404) 270-2500
- Housing Authority of the City of Augusta (Augusta), about 4,500 vouchers, (706) 312-3167
- Housing Authority of Columbus (Columbus), about 4,100 vouchers, (706) 571-2800
- Housing Authority of the City of Macon-Bibb (Macon), about 3,700 vouchers, (478) 752-5000
- Housing Authority of Savannah (Savannah), about 3,400 vouchers, (912) 235-5800
- Housing Authority of the City of Marietta (Marietta), about 2,800 vouchers, (770) 419-3200
Can a Landlord Refuse a Voucher in Georgia?
Yes, in most of the state. Georgia has no statewide source-of-income protection, so a landlord can decline a voucher unless a local ordinance says otherwise. Refusal based on race, disability, familial status, or another federally protected trait is still illegal.
Frequently Asked Questions
How much does Section 8 pay in Georgia? It depends on the county. HUD's FY2026 2-bedroom Fair Market Rent runs from $973 in Appling County to $1,820 in Walton County, with a median county of $1,074. Your housing authority's payment standard is 90% to 110% of the figure for your county, and the voucher pays that standard minus about 30% of your adjusted income.
Which Georgia county has the highest Section 8 rent limit? Walton County, at $1,820 for a 2-bedroom ($2,182 for a 3-bedroom) in FY2026. The lowest is Appling County at $973.
Did Section 8 rent limits go up in Georgia for 2026? Mostly yes: the 2-bedroom figure rose in 124 counties, fell in 35, and held in 0. The biggest increase was Irwin County (+20.3%). The biggest cut was Lamar County (-8.7%).
Can a landlord refuse Section 8 in Georgia? Yes, in most of the state. Georgia has no statewide source-of-income protection, so a landlord can decline a voucher unless a local ordinance says otherwise. Refusal based on race, disability, familial status, or another federally protected trait is still illegal.
Where is my housing authority's actual payment standard? On the authority's website, usually a one-page PDF updated each fall, or by calling its Housing Choice Voucher office. The largest Georgia authorities are listed above with phone numbers.
See also our Georgia Section 8 overview; ZIP-level payment standards for Atlanta; metro guides for Augusta; the national 2-bedroom table for the 40 largest metros; HUD's FY2026 FMR dataset.
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Holding a voucher in Georgia? Browse voucher-friendly listings by ZIP code and bedroom size.
Georgia landlord? List your property free. The table above is what a voucher tenant's authority can pay.
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Where a Section 8 Voucher Pays More Than Market Rent: The 2026 Voucher Premium in 123 Metros
We compared HUD's 2026 rent limit to Zillow's observed rent in 9,043 ZIP codes. In Dallas and Phoenix the voucher ceiling beats market rent in 7 of 10 ZIPs; in Boston, Providence and Worcester it loses in 9 of 10. The full ranking.
9 min readHUD Cut Section 8 Rent Limits in 33 of the 91 Largest Metros for 2026. Here Is Every One.
FY2026 Fair Market Rents fell in a third of major metros, led by Boise (-10%), New Orleans, Durham, Charlotte and Phoenix, while Fayetteville, Dayton and Indianapolis jumped 15-21%. The full list, and what a cut means mid-lease.
9 min readHow Much Does Section 8 Pay in Boston? (2026 Payment Standards by ZIP)
Boston carries some of the highest Section 8 figures in the country: $2,560 to $4,410 for a 2-bedroom in 2026, with double-layered legal protection for voucher holders.
4 min readFind Your Next Home
Browse voucher-accepting apartments in New York City and find your perfect home.