HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in McDuffie County, Georgia (FY 2027)
A two-bedroom in McDuffie County carries a FY 2027 Fair Market Rent of $1,329 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in McDuffie keys off that figure.
Two-bedroom FMR
$1,329
+5.4% from FY 2026
Payment standard
$1,196–$1,462
90% to 110% of the FMR, two-bedroom
Income to afford
$53,160
a year, with rent at 30% of income
Rank in Georgia
39th of 159
by two-bedroom FMR, highest first
FY 2027 Fair Market Rents
Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2026 |
|---|---|---|---|---|---|
| Studio | $997 | $897–$1,097 | $39,880 | $19.17/hr | +6.2% |
| 1 bedroom | $1,202 | $1,082–$1,322 | $48,080 | $23.12/hr | +7.9% |
| 2 bedroom | $1,329 | $1,196–$1,462 | $53,160 | $25.56/hr | +5.4% |
| 3 bedroom | $1,672 | $1,505–$1,839 | $66,880 | $32.15/hr | +2.8% |
| 4 bedroom | $2,035 | $1,832–$2,239 | $81,400 | $39.13/hr | +2.6% |
Five to eight bedrooms (PropMetrics estimates)
HUD stops at four bedrooms. These add 15% of the four-bedroom rent per extra bedroom. It's our estimate, not a HUD number.
| Bedrooms | Estimated FMR | Payment standard |
|---|---|---|
| 5 bedroom Estimate | $2,340 | $2,106–$2,574 |
| 6 bedroom Estimate | $2,646 | $2,381–$2,911 |
| 7 bedroom Estimate | $2,951 | $2,656–$3,246 |
| 8 bedroom Estimate | $3,256 | $2,930–$3,582 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in McDuffie actually rent for?
Search any address in McDuffie for a rent estimate built from nearby comps, with the HUD figure right next to it.
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What a voucher pays here
The voucher doesn't pay the FMR itself. It pays the payment standard. Housing authorities set it anywhere from 90% to 110% of FMR, which puts a two-bedroom standard in McDuffie somewhere between $1,196 and $1,462. The tenant pays roughly 30% of their income, the voucher covers the rest up to the standard, and the PHA won't approve a rent above what comparable unassisted units get.
$1,329 a month is affordable, by HUD's 30% rule, on an income of roughly $53,160 a year. Put another way, $26 an hour full time.
Worked example for a two-bedroom renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.
| Monthly household income | Tenant pays (30%) | Voucher pays at 90%$1,196 | Voucher pays at 100%$1,329 | Voucher pays at 110%$1,462 |
|---|---|---|---|---|
| $2,500 | $750 | $446 | $579 | $712 |
| $4,000 | $1,200 | $0 | $129 | $262 |
Rate history
The two-bedroom rate went up 5% from FY 2026 ($1,261) to FY 2027 ($1,329). Since FY 2020 it's up 57% in total, about 6.6% a year. The Georgia median moved down 1% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $689 | $722 | $848 | $1,156 | $1,489 | — |
| FY 2021 | $636 | $708 | $815 | $1,108 | $1,411 | -3.9% |
| FY 2022 | $685 | $789 | $906 | $1,228 | $1,532 | +11.2% |
| FY 2023 | $750 | $890 | $1,017 | $1,369 | $1,675 | +12.3% |
| FY 2024 | $805 | $961 | $1,100 | $1,463 | $1,779 | +8.2% |
| FY 2025 | $868 | $1,039 | $1,175 | $1,545 | $1,890 | +6.8% |
| FY 2026 | $939 | $1,114 | $1,261 | $1,627 | $1,984 | +7.3% |
| FY 2027In effect | $997 | $1,202 | $1,329 | $1,672 | $2,035 | +5.4% |
About this rate
Fair Market Rent is HUD's estimate of what a modest, decent unit rents for in an area, utilities included. It's set once a year and runs October to September. For FY 2027 that's October 1, 2026 through September 30, 2027. In McDuffie, that runs from $997 for a studio up to $2,035 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps McDuffie in with 5 other counties in the Augusta-Richmond County metro, Richmond County, Aiken County, Columbia County among them, and every one of them gets $1,329 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among Georgia's 159 counties, McDuffie ranks 39th for two-bedroom FMR. That's about 26% above the state median of $1,058 and about 25% above the national median county at $1,063. About 21,718 people live here, 83rd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,000 in 30808 (Dearing) and $1,010 in 30824 (Thomson), with the 2 ZIP codes in between. Housing authorities in HUD-designated metros use those ZIP rates instead of the county rate. Everywhere else the ZIP numbers show where rents actually sit, and the county rate stays the official standard.
Counties sharing the Augusta-Richmond County metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,329 two-bedroom figure as McDuffie.
Nearby counties
Two-bedroom FMR, with how each compares to McDuffie.
Warren County
13 mi · 5,170 people
$1,002
-25%
Glascock County
19 mi · 2,932 people
$1,002
-25%
Lincoln County
21 mi · 7,854 people
$1,026
-23%
Columbia County
23 mi · 162,434 people
$1,329
same rate
Richmond County
23 mi · 206,069 people
$1,329
same rate
Taliaferro County
23 mi · 1,558 people
$1,002
-25%
Jefferson County
27 mi · 15,341 people
$1,002
-25%
Wilkes County
30 mi · 9,549 people
$1,002
-25%
Questions people ask
$1,329 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $997 for a studio, $1,202 for one bedroom, $1,672 for three and $2,035 for four.
Tools for this county
Fair Market Rent lookup
Any ZIP code's Small Area FMR by bedroom count
Section 8 rent calculator
Payment standard and tenant share for a specific rent
What is Fair Market Rent?
How HUD calculates FMR and what it means for landlords
Rent affordability calculator
The income a household needs for a given rent
What does a rental in McDuffie actually go for?
HUD's number is one input. Search any address in McDuffie for a rent estimate built from nearby comps. Free to start, no card.
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