Renting · Section 8
Data from November 2026
Renting in Effingham County, Georgia
Effingham County has a HUD fair market rent of $1,679 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,147 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $32.29 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,679
- a month, HUD, Fiscal year 2027
- 10% more than in Georgia
- Typical rent
- $1,147
- a month, Census, Average 2020–2024
- 18% less than in Georgia
- Wage needed
- $32.29
- an hour, 2 bedrooms
- Or $67,160 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 32%
- spend 30% or more of income on rent
- 39% less than in Georgia
Only here
Renting in Effingham County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Nearby, in Screven County, the typical rent is $679: 41% less than in Effingham County ($1,147).
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Effingham County has the 13th smallest share of rent-burdened renters of the 147 counties in Georgia with this figure (32%).
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At $88,438, Effingham County ranks 15th among the 159 counties in Georgia for the highest typical household income.
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 Effingham 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)
According to Zillow (ZORI), the typical asking rent in Effingham County was $2,117 a month in September 2026: 3.4% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $1,481 | $28.48 | $59,240 |
| 1 bedroom | $1,542 | $29.65 | $61,680 |
| 2 bedrooms | $1,679 | $32.29 | $67,160 |
| 3 bedrooms | $2,185 | $42.02 | $87,400 |
| 4 bedrooms | $2,484 | $47.77 | $99,360 |
HUD area: Savannah, GA MSA. 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 6 ZIP codes in Effingham County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,520 in 31303 to $1,770 in 31312. 1 ZIP code is above the county's fair market rent ($1,679).
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)
| 31303 | $1,310 | $1,380 | $1,520 | $2,020 | $2,300 |
|---|---|---|---|---|---|
| 31307 | $1,330 | $1,390 | $1,530 | $2,020 | $2,300 |
| 31312 | $1,560 | $1,630 | $1,770 | $2,300 | $2,620 |
| 31318 | $1,310 | $1,380 | $1,520 | $2,020 | $2,300 |
| 31326 | $1,310 | $1,380 | $1,520 | $2,020 | $2,300 |
| 31329 | $1,310 | $1,380 | $1,520 | $2,020 | $2,300 |
- 31303 $1,520$2,020
- 31307 $1,530$2,020
- 31312 $1,770$2,300
- 31318 $1,520$2,020
- 31326 $1,520$2,020
- 31329 $1,520$2,020
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 Effingham County, 32% 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.
32%
of renter households spend 30% or more of their income on rent.
5,257 households rent in Effingham County
- Spend half or more of their income 18%
- Spend 30% or more, but less than half 15%
- Spend less than 30% 68%
Compared with the state and the country
- Effingham 32%
- Georgia 52%
- United States 51%
Low-income apartments
Low-income apartments in Effingham County
HUD lists 10 properties with homes for low-income households in Effingham County: tax-credit apartments (LIHTC). They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 10
594 homes in all; 302 of them low-income, according to HUD.
- Veranda Village Tax credit (LIHTC) 501 Lisa St, Rincon 31326 96 homes, 86 low-income · 1 bd: 32 · 2 bd: 48 · 3 bd: 16 · In service since 2006
- Goshen Crossing II Tax credit (LIHTC) 121 Goshen Commercial Park Dr, Rincon 31326 60 low-income homes · 1 bd: 12 · 2 bd: 36 · 3 bd: 12 · In service since 2014
- Town Park Commons Tax credit (LIHTC) 619 Towne Park Dr W, Rincon 31326 60 low-income homes · 1 bd: 18 · 2 bd: 22 · 3 bd: 20 · In service since 2020 · For families
- Spring Hollow Apts Tax credit (LIHTC) 800 Ash Street Ext, Springfield 31329 53 homes, 52 low-income · 1 bd: 20 · 2 bd: 33 · In service since 2019 · For families
- Fair Oaks Lane Apartments Tax credit (LIHTC) 401 Lisa St, Rincon 31326 44 low-income homes · In service since 1996
- Willowpeg Village Apartments Tax credit (LIHTC) 111 Willowpeg Way, Rincon 31326 81 homes · 1 bd: 60 · 2 bd: 21
- Effingham Goshen Crossing Tax credit (LIHTC) 121 Goshen Commercial Park Dr, Rincon 31326 60 homes · In service since 2012
- Silverwood Place Tax credit (LIHTC) 141 Silverwood Ct, Rincon 31326 48 homes · 1 bd: 18 · 2 bd: 30 · In service since 2013
- Willowpeg Lane Apartments Tax credit (LIHTC) 115 Willowpeg Way, Rincon 31326 48 homes
- Fair Oaks Apartments Tax credit (LIHTC) 401 Lisa St, Rincon 31326 44 homes · In service since 1995
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 Effingham County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. A public housing agency runs it. HUD lists none with an office in Effingham County; the state's agencies can help you. 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 | $22,550 | $37,600 | $60,100 |
| 2 people | $25,800 | $42,950 | $68,700 |
| 3 people | $29,000 | $48,300 | $77,300 |
| 4 people | $33,000 | $53,650 | $85,850 |
| 5 people | $38,680 | $57,950 | $92,750 |
| 6 people | $44,360 | $62,250 | $99,600 |
| 7 people | $50,040 | $66,550 | $106,500 |
| 8 people | $55,720 | $70,850 | $113,350 |
Area median income: $107,300. HUD income limits by family size, Fiscal year 2026. Area: Savannah, GA MSA. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $1,333 – $1,629
- 1 bedroom $1,388 – $1,696
- 2 bedrooms $1,511 – $1,847
- 3 bedrooms $1,967 – $2,404
- 4 bedrooms $2,236 – $2,732
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
HUD lists no housing agency with an office in Effingham County. You can apply at another agency in your state: you do not have to live where you apply. Source: HUD
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 Effingham County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
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Credit.org - Savannah, GA Branch
100 Bull St, Savannah · 24 miles away · Spanish
- Mortgage delinquency and default
- Budget and credit workshops
- and 4 more
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CCCS of the Savannah Area, Inc. - Statesboro Branch
515 Denmark Street Suite 700, Statesboro · 27 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 4 more
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Jcvision and Associates, Inc
135 E Ml King Jr Dr, Hinesville · 39 miles away · Spanish
- Mortgage delinquency and default
- Budget and financial counseling
- and 9 more
Rental assistance programs
The ones that serve in Effingham 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 Effingham 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
$3,358
What you need before you get the keys.
What adds up
- First month
- $1,679
- Security deposit
- $1,679
- Total
- $3,358
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 Effingham County?
According to HUD (Fiscal year 2027): Studio: $1,481; 1 bedroom: $1,542; 2 bedrooms: $1,679; 3 bedrooms: $2,185; 4 bedrooms: $2,484. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Effingham County?
Paying the 2-bedroom fair market rent ($1,679) without spending more than 30% of income takes $32.29 an hour full time, or $67,160 a year.
Who qualifies for Section 8 in Effingham County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $53,650 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 Effingham 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 $1,511 and $1,847 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Effingham County?
For 2 bedrooms they run from $1,520 in 31303 to $1,770 in 31312. 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.
How many low-income apartments are there in Effingham County?
HUD lists 10 properties with homes for low-income households in Effingham County: tax-credit apartments (LIHTC). 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 Effingham County?
HUD counts rent as a burden when it reaches 30% of income or more. In Effingham County, 32% of renter households are in that position; in Georgia, 52%, and nationwide, 51% (Average 2020–2024, Census).