Section 8 Rent in ZIP 30824
FY2027 Small Area Fair Market Rent for ZIP 30824 in McDuffie County, Georgia: HUD rent benchmarks by bedroom size, an illustrative percentage range, the housing authorities that administer vouchers here, and whether a landlord can legally decline a voucher in Georgia.
What does the HUD rent benchmark measure in ZIP 30824?
HUD's Fair Market Rents estimate 40th-percentile gross rents for standard-quality units occupied by recent movers. Small Area FMRs provide ZIP-level estimates. These are not arithmetic average asking rents or approved voucher payments. For FY2027, that benchmark is $910 for a one-bedroom and $1,010 for a two-bedroom in ZIP 30824. Actual asking rents and adopted agency payment standards can differ. The full HUD benchmark table is above.
What changed from FY2026 to FY2027 in ZIP 30824
HUD's two-bedroom Small Area Fair Market Rent for ZIP 30824 stayed at $1,010 for FY2027. FY2027 figures took effect on October 1, 2026.
| Bedrooms | FY2026 | FY2027 | Change |
|---|---|---|---|
| Efficiency (studio) | $750 | $760 | +$10 (+1.3%) |
| 1-bedroom | $890 | $910 | +$20 (+2.2%) |
| 2-bedroom | $1,010 | $1,010 | $0 (0%) |
| 3-bedroom | $1,300 | $1,270 | -$30 (-2.3%) |
| 4-bedroom | $1,590 | $1,550 | -$40 (-2.5%) |
The FMR is not what the voucher pays. Each housing authority sets its own payment standard. The basic range is 90% to 110% of the applicable FMR or SAFMR, with exceptions and Moving to Work policies that may differ. A HUD effective date is not a household rent-change notice. Confirm the adopted schedule and its application to your lease or reexamination with your agency.
Source: HUD Small Area Fair Market Rents, FY2026 and FY2027, huduser.gov.
Illustration: 90% to 110% of the HUD benchmark (2 BR)
These percentages illustrate the basic payment-standard range, not a verified agency schedule. ZIP-based policies, approved exceptions and Moving to Work rules can differ.
Gross rent includes the applicable allowance for tenant-paid utilities. Ask your administering agency for the adopted standard and household affordability calculation; neither the HUD benchmark nor this illustration is a lease approval.
ZIP vs county FMR (2 BR)
ZIP 30824 at $1,010 is $319 lower than the McDuffie County county-wide 2 BR FMR of $1,329. The difference describes HUD benchmarks, not a reduction in your voucher. Confirm the applicable schedule with the agency administering your assistance.
Can a landlord refuse Section 8 in ZIP 30824?
A statewide voucher-specific protection has not been identified for Georgia. Local laws, federal fair-housing duties and property funding requirements may still apply in ZIP 30824; confirm the property and jurisdiction before assuming a refusal is lawful.
No statewide source-of-income protection for housing vouchers. PRRAC Appendix B (March 2026).
Informational only, not legal advice. Laws change, so verify current status before acting on a rejection or making a leasing decision.
Housing authorities serving McDuffie County
Housing Authority of the City of Thomson
Thomson · PHA code GA128
0 Section 8 units
These agencies are listed for the county. Confirm jurisdiction for the exact address and, if you already have a voucher, which agency will administer the proposed move.
Frequently asked questions
- How much does Section 8 pay for a 2-bedroom in ZIP 30824?
- For ZIP 30824 in McDuffie County, GA, the FY2027 two-bedroom Small Area Fair Market Rent is $1,010 per month. For illustration, 90% to 110% of this HUD benchmark is roughly $910 to $1,110. This modeled range is not the agency's adopted schedule. The agency calculates assistance using its applicable standard, household income and unit details; gross rent includes the allowance for tenant-paid utilities.
- What are the FY2027 HUD rent benchmarks for ZIP 30824?
- HUD's FY2027 Small Area Fair Market Rent for ZIP 30824, by bedroom size: studio $760, 1-bedroom $910, 2-bedroom $1,010, 3-bedroom $1,270, 4-bedroom $1,550. A ZIP benchmark helps compare locations but does not establish what a voucher pays. The administering agency's adopted schedule, program rules and household calculation determine assistance.
- Which housing authority covers ZIP 30824?
- Agencies listed for McDuffie County include Housing Authority of the City of Thomson. This county directory does not establish jurisdiction for every address. Check the agency on your voucher or application and confirm who would administer assistance at the proposed unit.
Find Section 8 apartments in ZIP 30824
VoucherMatch connects voucher holders with landlords who accept Section 8, and it is free for renters. The administering housing authority must approve the actual unit, rent and household assistance calculation.
Landlord and investor tools for McDuffie County
RentalCalcsFree calculators and guides from RentalCalcs, built by the VoucherMatch team, for landlords deciding whether to accept vouchers.
- McDuffie County rental market dataRents, home prices, cap rates and cash flow estimates for investors.
- Section 8 rent analyzerHUD rent benchmarks and modeled comparisons for Georgia ZIP codes. Confirm adopted amounts with the agency.
- Compare HUD benchmarks with market rent in GeorgiaExplore modeled ZIP comparisons; these do not establish an approved rent or agency payment.
- Average rent in GeorgiaMarket rent versus HUD fair market rent by city and bedroom count.
- How Section 8 rent is calculatedFair market rent, payment standards and rent reasonableness, step by step.
- Section 8 landlord math for 2026What the payment standard changes mean for cash flow this year.
SAFMR data published by HUD for FY2027. ZIP 30824 maps to McDuffie County, GA · FIPS 13189. Investors can run these numbers in the RentalCalcs voucher analyzer.