Renting · Section 8
Data from November 2026
Renting in Ben Hill County, Georgia
Ben Hill County has a HUD fair market rent of $1,002 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $688 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $19.27 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,002
- a month, HUD, Fiscal year 2027
- 34% less than in Georgia
- Typical rent
- $688
- a month, Census, Average 2020–2024
- 51% less than in Georgia
- Wage needed
- $19.27
- an hour, 2 bedrooms
- Or $40,080 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 41%
- spend 30% or more of income on rent
- 22% less than in Georgia
Only here
Renting in Ben Hill County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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At $41,758, Ben Hill County ranks 10th among the 159 counties in Georgia for the lowest typical household income.
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14% of households in Ben Hill County have no internet at home, against 7% in Georgia.
Sources: U.S. Census Bureau (Average 2020–2024).
Fair market rent
What HUD sets for each size
Every year HUD (the U.S. Department of Housing and Urban Development) publishes a Fair Market Rent (FMR) for each home size in Ben Hill County. It is used to work out how much a Section 8 voucher covers. The table shows what you need to earn to pay it without spending more than 30% of income.
The fair market rent covers rent plus basic utilities, except the phone. HUD generally sets it at the 40th percentile: 4 in 10 standard-quality homes rented recently cost less. 24 CFR §888.113(a)
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $846 | $16.27 | $33,840 |
| 1 bedroom | $851 | $16.37 | $34,040 |
| 2 bedrooms | $1,002 | $19.27 | $40,080 |
| 3 bedrooms | $1,194 | $22.96 | $47,760 |
| 4 bedrooms | $1,675 | $32.21 | $67,000 |
HUD area: Ben Hill County, GA. Source: HUD, Fiscal year 2027
By ZIP code
The fair market rent for your ZIP code
HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 3 ZIP codes in Ben Hill County (Fiscal year 2027). Type yours to see it.
Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses. 24 CFR §982.503(a)(1)
| 31750 | Ben Hill County, GA | $870 | $870 | $1,030 | $1,230 | $1,710 |
|---|---|---|---|---|---|---|
| 31750 | Irwin County, GA | $870 | $870 | $1,030 | $1,230 | $1,710 |
| 31750 | Wilcox County, GA | $870 | $870 | $1,030 | $1,230 | $1,710 |
- 31750 · Ben Hill County, GA $1,030$1,230
- 31750 · Irwin County, GA $1,030$1,230
- 31750 · Wilcox County, GA $1,030$1,230
Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)
Rent burden
How many households spend too much
HUD counts rent as a burden when it reaches 30% of income or more. In Ben Hill County, 41% of renter households are in that position; in Georgia, 52%, and nationwide, 51% (Average 2020–2024, Census).
Paying too much rent leaves little for food, transportation and savings. If that is you, the agencies below can guide you for free.
41%
of renter households spend 30% or more of their income on rent.
2,601 households rent in Ben Hill County
- Spend half or more of their income 27%
- Spend 30% or more, but less than half 13%
- Spend less than 30% 59%
Compared with the state and the country
- Ben Hill 41%
- Georgia 52%
- United States 51%
Low-income apartments
Low-income apartments in Ben Hill County
HUD lists 9 properties with homes for low-income households in Ben Hill County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 7
- HUD-assisted
- 3
- public housing
- 1
638 homes in all; 584 of them low-income, according to HUD.
- Scattered Sites Public housing 342 Butler Ct, Fitzgerald 31750 221 low-income homes · Run by Housing Authority of the City of Fitzgerald · Average payment: $374 a month · Average wait: 4 months · Homes at several sites · (229) 423-3755
- Fitzgerald Summit Apartments HUD-assisted 318 S Grant St, Fitzgerald 31750 84 low-income homes · For older adults · (229) 423-5707
- Village of Ben Hill Tax credit (LIHTC) 216 Dewey McGlamry Rd, Fitzgerald 31750 80 low-income homes · 1 bd: 16 · 2 bd: 40 · 3 bd: 24 · In service since 2018 · For families
- Bridgecreek Apartments Tax credit (LIHTC) · HUD-assisted 173 Bowens Mill Hwy, Fitzgerald 31750 71 low-income homes · In service since 2008 · For families · (229) 423-9797
- Jack Allen Tax credit (LIHTC) 160 Wilson Ave, Fitzgerald 31750 60 homes, 54 low-income · 1 bd: 8 · 2 bd: 26 · 3 bd: 26 · In service since 2004
- Merrimac Apartments Tax credit (LIHTC) · HUD-assisted 1000 N Merrimac Drive Ext, Fitzgerald 31750 50 low-income homes · In service since 2008 · For families · (229) 423-9577
- Colony Square Tax credit (LIHTC) 808 N Merrimac Dr, Fitzgerald 31750 24 low-income homes · In service since 1992
- Mulberry Court Tax credit (LIHTC) 154 Jack Allen Rd W, Fitzgerald 31750 48 homes · In service since 2008
- The Village of Ben Hill Tax credit (LIHTC) 224 Dewey McGlamry Rd, Fitzgerald 31750 For families
2 properties have two programs at the same address and appear once. Search HUD's map
Source: HUD, retrieved November 6, 2026. LIHTC database, updated May 14, 2025; Assisted multifamily properties, updated October 23, 2026; Public housing developments, updated October 23, 2026.
Section 8
The Section 8 voucher in Ben Hill County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 1 agency serves in Ben Hill County. Here is what the rules say:
The rules, with their source
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You apply at the public housing agency. If you qualify, your name usually goes on a waiting list. Applicants must be U.S. citizens or noncitizens with eligible status as HUD defines it. Source: HUD
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Generally, your family must have very low income: no more than 50% of the area median income, by family size (the middle column of the table). Source: 24 CFR §5.603, §982.201(b)
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Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). Source: 24 CFR §982.201(b)(2)
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If the rent is below the payment standard, the family generally pays 30% of its adjusted monthly income. If it is above, the family pays more. Source: 24 CFR §982.1(a)(3)
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When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. Source: 24 CFR §982.508
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Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. Source: 24 CFR §982.503(b), (c)
| People | Extremely low (30%) | Very low (50%) | Low |
|---|---|---|---|
| 1 person | $16,200 | $26,950 | $43,150 |
| 2 people | $21,640 | $30,800 | $49,300 |
| 3 people | $27,320 | $34,650 | $55,450 |
| 4 people | $33,000 | $38,500 | $61,600 |
| 5 people | $38,680 | $41,600 | $66,550 |
| 6 people | $44,360 | $44,700 | $71,500 |
| 7 people | $47,750 | $47,750 | $76,400 |
| 8 people | $50,850 | $50,850 | $81,350 |
Area median income: $54,100. HUD income limits by family size, Fiscal year 2026. Area: Ben Hill County, GA. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $761 – $931
- 1 bedroom $766 – $936
- 2 bedrooms $902 – $1,102
- 3 bedrooms $1,075 – $1,313
- 4 bedrooms $1,508 – $1,843
The range the rule allows: 90% to 110% of the county's fair market rent. Your agency publishes its own.
Housing agencies that serve this place
- Housing Authority of the City of Fitzgerald Public housing · 221 public housing units (229) 423-3755 Housing Authority of the City of Fitzgerald: lhall@housingauthorityfitz.com
Housing agencies in Georgia Source: HUD, Retrieved November 6, 2026
Your rights as a tenant in Georgia
What Georgia law says about deposits, notices and eviction, with the citation for each rule.
See your rights, rule by ruleCompare these rules with other states →
A summary of state law, not legal advice. Cities may have additional rules.
- How much can they charge for a deposit?
- Up to 2 months of rent
- O.C.G.A. §44-7-30.1
- When must they return my deposit?
- 30 days
- O.C.G.A. §44-7-34
- If I fall behind on rent, what notice must I get?
- 3 business days
- O.C.G.A. §44-7-50(a)
- How much notice ends a month-to-month rental?
- 60 days
- O.C.G.A. §44-7-7
- Only a court order can remove youO.C.G.A. §44-7-14.1; §44-7-50 et seq.
- Protection from retaliationO.C.G.A. §44-7-24
Help
Where to get help with rent in Ben Hill County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
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Family Visions Outreach, Inc.
601 West Price St., Sylvester · 42 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 6 more
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City of Albany, Georgia
230 S Jackson St Ste 315, Albany · 59 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 5 more
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Nid-Hca Albany (FLETCHER)
230 S Jackson St Ste 154, Albany · 59 miles away · Spanish
- Mortgage delinquency and default
- Budget and financial counseling
- and 6 more
Rental assistance programs
The ones that serve in Ben Hill County or the whole state, with what each page says about being open.
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Low Income Home Energy Assistance Program (LIHEAP)
Run by Georgia Department of Human Services, Division of Family & Children Services (DFCS)
Help from the federal LIHEAP program in Georgia to pay the home energy bill, through your county's community action agency
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Ben Hill County. Change the rent, the deposit and the fees to yours: the numbers stay in your browser.
Count power on top of the rent: in Georgia, the average home bill was $151 a month in 2024 (EIA). See electricity and gas costs
Your move
We use the place's fair market rent and the state's deposit rule.
Adjust advanced details
Let's do the math
Cash to move in
$2,004
What you need before you get the keys.
What adds up
- First month
- $1,002
- Security deposit
- $1,002
- Total
- $2,004
When you'll have it
Enter what you can set aside each month to see how long it takes.
What helps
- Ask for a receipt for every payment and keep a copy of the lease.
- On move-in day, walk through the home and take dated photos.
- Never send money for a home you haven't seen or a lease you haven't read.
This is a planning estimate, not a price. What you are asked for depends on the landlord, your lease and your state's and city's rules. It is not legal advice.
Frequently asked questions
What is the fair market rent in Ben Hill County?
According to HUD (Fiscal year 2027): Studio: $846; 1 bedroom: $851; 2 bedrooms: $1,002; 3 bedrooms: $1,194; 4 bedrooms: $1,675. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Ben Hill County?
Paying the 2-bedroom fair market rent ($1,002) without spending more than 30% of income takes $19.27 an hour full time, or $40,080 a year.
Who qualifies for Section 8 in Ben Hill County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $38,500 a year (Fiscal year 2026). The family usually pays 30% of its adjusted monthly income. You apply at the housing agency.
How much does Section 8 pay in Ben Hill County?
The voucher pays up to your housing agency's payment standard, minus your share. The rule lets the agency set it between 90% and 110% of the fair market rent: for 2 bedrooms here, between $902 and $1,102 a month. Your agency publishes its figure.
How many low-income apartments are there in Ben Hill County?
HUD lists 9 properties with homes for low-income households in Ben Hill County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest. For tax-credit apartments and HUD-assisted buildings, you apply directly at the building's management office. They tell you whether units are open and how to apply; HUD does not have that information.
How many households spend too much on rent in Ben Hill County?
HUD counts rent as a burden when it reaches 30% of income or more. In Ben Hill County, 41% of renter households are in that position; in Georgia, 52%, and nationwide, 51% (Average 2020–2024, Census).