Renting in Muscogee County, Georgia: fair rents and Section 8

Fair market rent, 2 bedrooms: $1,212; a month, HUD, Fiscal year 2027; 21% less than in Georgia
Typical rent: $1,106; a month, Census, Average 2020–2024; 21% less than in Georgia
Wage needed: $23.31; an hour, 2 bedrooms; Or $48,480 a year, to spend no more than 30% of income on rent.
Rent-burdened households: 50%; spend 30% or more of income on rent; 4% less than in Georgia

Source: Fair Market Rents (HUD) Fiscal year 2027 Fair Market Rents (HUD) (external site) Source: American Community Survey (ACS) 5-year estimates Average 2020–2024 American Community Survey (ACS) 5-year estimates (external site)

Only here

Renting in Muscogee County: what sets it apart

What this place has that others do not, from public data, most unusual first.

At 51%, Muscogee County ranks 4th among the 159 counties in Georgia for the lowest homeownership rate.
Nearby, in Stewart County, the typical rent is $607: 45% less than in Muscogee County ($1,106).

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 Muscogee 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 Muscogee County was $1,341 a month in September 2026: 4.9% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data

Fair market rent and wage needed To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Fair market rent and wage needed. To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).
Size	Fair rent per month	Hourly wage	Income needed per year
Studio	$1,026	$19.73	$41,040
1 bedroom	$1,053	$20.25	$42,120
2 bedrooms	$1,212	$23.31	$48,480
3 bedrooms	$1,611	$30.98	$64,440
4 bedrooms	$1,876	$36.08	$75,040

HUD area: Columbus, GA-AL HUD Metro FMR Area. 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 8 ZIP codes in Muscogee County (Fiscal year 2027). Type yours to see it.

For 2 bedrooms they run from $1,000 in 31903 to $1,820 in 31820. 5 ZIP codes are above the county's fair market rent ($1,212).

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)

Fair market rent by ZIP code and size, Fiscal year 2027. HUD area: Columbus, GA-AL.

31820	$1,540	$1,580	$1,820	$2,420	$2,820
31829	$1,080	$1,100	$1,270	$1,700	$1,970
31901	$910	$930	$1,070	$1,420	$1,660
31903	$850	$870	$1,000	$1,330	$1,550
31904	$1,110	$1,140	$1,310	$1,740	$2,030
31906	$900	$920	$1,060	$1,410	$1,640
31907	$1,160	$1,190	$1,370	$1,820	$2,120
31909	$1,400	$1,430	$1,650	$2,190	$2,550

ZIP code 2 bd3 bd
31820 $1,820$2,420
31829 $1,270$1,700
31901 $1,070$1,420
31903 $1,000$1,330
31904 $1,310$1,740
31906 $1,060$1,410
31907 $1,370$1,820
31909 $1,650$2,190

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 Muscogee County, 50% 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.

50%

of renter households spend 30% or more of their income on rent.

40,025 households rent in Muscogee County

Spend half or more of their income 26%
Spend 30% or more, but less than half 25%
Spend less than 30% 50%

Compared with the state and the country

Muscogee 50%
Georgia 52%
United States 51%

Low-income apartments

Low-income apartments in Muscogee County

HUD lists 50 properties with homes for low-income households in Muscogee 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): 39
HUD-assisted: 11
public housing: 1

5,762 homes in all; 3,273 of them low-income, according to HUD.

Eagles Trace Tax credit (LIHTC) 2001 Torch Hill Rd, Columbus 31903 383 homes, 378 low-income · 1 bd: 25 · 2 bd: 281 · 3 bd: 52 · 4 bd: 25 · In service since 2002
Wilson Homes Tax credit (LIHTC) 3400 8th Ave, Columbus 31904 289 homes, 279 low-income · 1 bd: 51 · 2 bd: 146 · 3 bd: 68 · 4 bd: 23 · In service since 2018 · For families
Elizabeth F. Canty Homes Public housing 1990 Cusseta Rd, Columbus 31903 243 homes, 242 low-income · Run by Housing Authority of Columbus, Georgia · Average payment: $295 a month · (706) 571-2800
Ralston Towers - MF II HUD-assisted 211 12th St, Columbus 31901 269 homes, 223 low-income · For older adults · (770) 776-8241
Victory Crossing Apartments Tax credit (LIHTC) 3390 N Lumpkin Rd, Columbus 31903 180 homes, 172 low-income · In service since 2004
Baker Village Apartments II Tax credit (LIHTC) 1401 Cupola Pl, Columbus 31903 148 low-income homes · In service since 2010
Bull Creek Apartments HUD-assisted 17 Creek Way, Columbus 31907 127 low-income homes · For families · (706) 563-6001
Baker Village, Phase III Tax credit (LIHTC) 1455 Fort Benning Rd, Columbus 31903 120 low-income homes · 1 bd: 120 · In service since 2013
Northgate Village Tax credit (LIHTC) · HUD-assisted 4400 Warm Springs Rd, Columbus 31909 151 homes, 117 low-income · 1 bd: 24 · 2 bd: 95 · 3 bd: 32 · In service since 2003 · For families · (770) 799-9925
Columbus Gardens Apartments HUD-assisted 425 3rd Ave, Columbus 31901 116 low-income homes · For older adults · (706) 322-7333
Columbus Gardens Apartments I, II Tax credit (LIHTC) 425 3rd Ave, Columbus 31901 116 low-income homes · In service since 1996
Ashley Station Phase I Tax credit (LIHTC) 2321 Olive St, Columbus 31904 184 homes, 110 low-income · 1 bd: 60 · 2 bd: 100 · 3 bd: 24 · In service since 2006
Ashley Station II Tax credit (LIHTC) 2321 Olive St, Columbus 31904 183 homes, 110 low-income · 1 bd: 100 · 2 bd: 75 · 3 bd: 8 · In service since 2008
Calvary Community HUD-assisted 7482 Old Moon Rd, Columbus 31909 108 low-income homes · For older adults · (706) 596-1111
Farley Homes Tax credit (LIHTC) 1901 Nina St, Columbus 31906 102 homes, 100 low-income · 2 bd: 22 · 3 bd: 66 · 4 bd: 14 · In service since 2018 · For families
Nicholson Terrace Tax credit (LIHTC) 1313 14th St, Columbus 31901 100 homes, 99 low-income · For older adults
Springfield Crossing Tax credit (LIHTC) 3320 N Lumpkin Rd, Columbus 31903 120 homes, 96 low-income · 2 bd: 80 · 3 bd: 40 · In service since 2002
Ej Knight Tax credit (LIHTC) 3811 Baker Plaza Dr, Columbus 31903 92 homes, 89 low-income · For older adults
Columbus Villas HUD-assisted 6016 Georgetown Dr, Columbus 31907 88 low-income homes · For families · (706) 571-2928
Farrfield Manor HUD-assisted 419 Farr Rd, Columbus 31907 75 homes, 74 low-income · For older adults · (706) 687-1842
Renaissance Villa Apartments HUD-assisted 2701A Buena Vista Rd, Columbus 31906 72 low-income homes · For families · (706) 327-7796
Saint Marys Woods Estates HUD-assisted 4244 Saint Marys Rd, Columbus 31907 48 low-income homes · For older adults · (706) 682-6020
Edison Lane Apartments Tax credit (LIHTC) 500 8th St, Columbus 31901 88 homes, 44 low-income · 2 bd: 72 · 3 bd: 16 · In service since 1995
Liberty Garden Townhomes Tax credit (LIHTC) 500 8th St, Columbus 31901 88 homes, 44 low-income · In service since 1995
Claflin School Tax credit (LIHTC) 1532 5th Ave, Columbus 31901 44 low-income homes · 1 bd: 5 · 2 bd: 19 · 3 bd: 20 · In service since 2020 · For families
Mcleod Square Tax credit (LIHTC) 401 32nd St, Columbus 31904 40 low-income homes · In service since 1991
Columbus Area Habitat for Humanity Tax credit (LIHTC) 2306 13th St, Columbus 31906 25 low-income homes · In service since 1995
Hunter Haven Apartments HUD-assisted 5600 Hunter Rd, Columbus 31907 104 homes, 21 low-income · For families · (706) 561-9758
Pear Tree Place Tax credit (LIHTC) 1205 33rd St, Columbus 31904 11 low-income homes · In service since 1991
Highlands at Kayne Boulevard Apartments HUD-assisted 7697 Kayne Blvd, Columbus 31909 80 homes, 8 low-income · (229) 247-9556
24th Street Project Tax credit (LIHTC) 621 24th St, Columbus 31904 2 low-income homes · 2 bd: 2 · In service since 1995
Knight Project Tax credit (LIHTC) 1840 Nina St, Columbus 31906 2 low-income homes · In service since 1993
Johnston Mill Apartments Tax credit (LIHTC) 3201 1st Ave, Columbus 31904 335 homes · In service since 2003
Avalon Apts Tax credit (LIHTC) 3751 Cusseta Rd, Columbus 31903 232 homes · 1 bd: 54 · 2 bd: 60 · 3 bd: 80 · 4 bd: 38 · In service since 2009
Lumpkin Park Tax credit (LIHTC) 3361 N Lumpkin Rd, Columbus 31903 192 homes · In service since 2009
Ashley Station Phase1 - Peabody Redevelopment Tax credit (LIHTC) 2321 Olive St, Columbus 31904 184 homes · In service since 2006
Baker Village Apts Phase 1 Tax credit (LIHTC) 1440 Benning Dr, Columbus 31903 148 homes · In service since 2009
Midtown Square Tax credit (LIHTC) 1499 Boxwood Blvd, Columbus 31906 144 homes · In service since 2002
Arbor Pointe III Aka Baker Village Phase III Tax credit (LIHTC) 1454 Cupola Pl, Columbus 31903 120 homes · In service since 2013
Columbus Gardens Apartments Tax credit (LIHTC) 425 3rd Ave, Columbus 31901 116 homes · In service since 1994
BTW - Chapman Phase II Tax credit (LIHTC) 500 5th Ave, Columbus 31901 106 homes · In service since 2017
BTW-Chapman 2 Tax credit (LIHTC) 3725 Chapman Way, Columbus 31903 100 homes
BTW-Chapman I Tax credit (LIHTC) 3275 Chapman Way, Columbus 31903 100 homes · In service since 2015
Waverly Terrace Senior Apts. Tax credit (LIHTC) 1112 29th St, Columbus 31904 80 homes · In service since 2017
Waverly Terrace SR Tax credit (LIHTC) 1112 29th St, Columbus 31904 80 homes
Lyndolyn Tax credit (LIHTC) 4411 1st Ave, Columbus 31904 20 homes
Washington Avenue Tax credit (LIHTC) 2520 Wynnton Rd, Columbus 31906 3 homes · In service since 1992
Nina Street Duplex I Tax credit (LIHTC) 2520 Wynnton Rd, Columbus 31906 2 homes · In service since 1992
Nina Street Duplex II Tax credit (LIHTC) 1842 Nina St, Columbus 31906 2 homes · In service since 1992
Hacg Rad 1 Tax credit (LIHTC) 1000 Wynnton Rd, Columbus 31906 Studio: 27 · 1 bd: 160 · 2 bd: 209 · 3 bd: 124 · 4 bd: 36 · In service since 2017

One property has two programs at the same address and appears once. Search HUD's map

How to apply

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. Source: HUD
You apply for public housing at the housing agency that runs it. The agency looks at your yearly income, whether you are a family, an older adult or a person with a disability, and your U.S. citizenship or eligible immigration status. If you qualify, your name goes on a waiting list unless they can help you right away. Source: HUD
In tax-credit (LIHTC) apartments, the low-income homes have an income limit, a percentage of the area median income, and a rent cap. Source: 26 U.S.C. §42(g)
In buildings with Section 8 project-based assistance, only low-income households can move in. Source: 24 CFR §5.653(b)
A housing voucher (Section 8) is a separate kind of help: you apply at the public housing agency and use it to rent a home you choose. Source: HUD

This county's income limits Search HUD's map

In public housing, the average payment is what households pay on average for rent and utilities, and the average wait is the time on the list of those who moved in. HUD does not publish those figures where fewer than 11 households reported.

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 Muscogee 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 Muscogee County. Here is what the rules say:

The rules, with their source

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
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)
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)
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)
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
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)

Mixed-status families: how assistance is figured

HUD income limits Yearly income of the whole family, before taxes.

HUD income limits by family size, Fiscal year 2026. Area: Columbus, GA-AL HUD Metro FMR Area.
People	Extremely low (30%)	Very low (50%)	Low
1 person	$17,800	$29,600	$47,450
2 people	$21,640	$33,850	$54,200
3 people	$27,320	$38,100	$60,950
4 people	$33,000	$42,350	$67,750
5 people	$38,680	$45,750	$73,200
6 people	$44,360	$49,100	$78,600
7 people	$50,040	$52,500	$84,000
8 people	$55,720	$55,850	$89,450

Area median income: $85,800. HUD income limits by family size, Fiscal year 2026. Area: Columbus, GA-AL HUD Metro FMR Area. Source: HUD, Fiscal year 2026

How much can you earn? Check your case

Possible payment standard

Studio $923 – $1,129
1 bedroom $948 – $1,158
2 bedrooms $1,091 – $1,333
3 bedrooms $1,450 – $1,772
4 bedrooms $1,688 – $2,064

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 Columbus, Georgia Public housing and Section 8 vouchers · 4,132 vouchers · 242 public housing units (706) 571-2800 Housing Authority of Columbus, Georgia: ljohnson@columbushousing.org

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 rule

Compare 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 Muscogee County

This HUD-approved agency has an office in Muscogee County. They counsel for free or at low cost.

UL
Urban League of Greater Columbus, Inc

802 1st Ave, Columbus
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 8 more
(706) 322-6840

Rental assistance programs

The ones that serve in Muscogee County or the whole state, with what each page says about being open.

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

See details

See every agency in Georgia Find legal aid (lsc.gov)

Tool

How much cash do you need to move in?

It starts with the 2-bedroom fair market rent in Muscogee 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

Open the full tool

Your move

State

We use the place's fair market rent and the state's deposit rule.

Monthly rentHUD fair market rent$HUD two-bedroom fair market rent (FMR) in Muscogee County (FY2027). Enter the rent of the home you want.What you can set aside each month$To see how long it takes to put it together.

Adjust advanced details

Deposit and rent in advance

The deposit, in

Months of rentDollars

Months of rent for the depositThat is $1,212. We start with an example; enter what you are asked for.Pay the first month before moving inThey also ask for the last month

Application fees$What each application charges, for all the ones you'll fill out.Utility deposits and connection$Electricity, gas, water and internet. Ask each company.The move$Planning example, not a price: $100 to $400 to rent a truck for a day for a move within your city. Get quotes.Pet deposit$Other costs$Boxes, locks, basic furniture.

Let's do the math

Cash to move in

$2,424

What you need before you get the keys.

What adds up

First month: $1,212
Security deposit: $1,212
Total: $2,424

The deposit cap

Pick your state to see whether its law caps the deposit.

Compare each state's rules →

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.

Guide: the security deposit Guide: avoiding rental scams Family budget How much rent can I afford?

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.

Guides

Before you sign

Frequently asked questions

What is the fair market rent in Muscogee County?

According to HUD (Fiscal year 2027): Studio: $1,026; 1 bedroom: $1,053; 2 bedrooms: $1,212; 3 bedrooms: $1,611; 4 bedrooms: $1,876. It covers rent plus basic utilities, except the phone.

How much do you need to earn to rent in Muscogee County?

Paying the 2-bedroom fair market rent ($1,212) without spending more than 30% of income takes $23.31 an hour full time, or $48,480 a year.

Who qualifies for Section 8 in Muscogee County?

Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $42,350 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 Muscogee 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 $1,091 and $1,333 a month. Your agency publishes its figure.

Does the fair market rent change by ZIP code in Muscogee County?

For 2 bedrooms they run from $1,000 in 31903 to $1,820 in 31820. 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 Muscogee County?

HUD lists 50 properties with homes for low-income households in Muscogee 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 Muscogee County?

HUD counts rent as a burden when it reaches 30% of income or more. In Muscogee County, 50% of renter households are in that position; in Georgia, 52%, and nationwide, 51% (Average 2020–2024, Census).

Sources and methodology

Fair market rents and income limits come from HUD; typical rent and the burden, from the Census. The wage needed is our calculation: fair market rent × 12 ÷ 30% ÷ full-time hours a year. The voucher rules were read in their official text on the date shown.

Fair Market Rents Fiscal year 2027
Small Area Fair Market Rents Fiscal year 2027
Low-income apartments Retrieved November 6, 2026
American Community Survey Average 2020–2024
Income Limits Fiscal year 2026
Public Housing Agencies Retrieved November 6, 2026
HUD-approved housing counseling agencies Retrieved November 6, 2026

Program rules

24 CFR §888.113, Fair market rents for existing housing: Methodology Verified October 30, 2026
24 CFR §982.503, Payment standard areas, schedule, and amounts Verified October 30, 2026
24 CFR §5.603, Definitions (income) Verified October 30, 2026
24 CFR §982.201, Eligibility and targeting Verified October 30, 2026
24 CFR §982.1, Programs: purpose and structure Verified October 30, 2026
24 CFR §982.508, Maximum family share at initial occupancy Verified October 30, 2026
HUD, Housing Choice Voucher Tenants Verified October 30, 2026

Renting in Muscogee County, Georgia

Four numbers to start with

Renting in Muscogee County: what sets it apart

What HUD sets for each size

The fair market rent for your ZIP code

How many households spend too much

Compared with the state and the country

Low-income apartments in Muscogee County

The Section 8 voucher in Muscogee County

The rules, with their source

Possible payment standard

Housing agencies that serve this place

Your rights as a tenant in Georgia

Where to get help with rent in Muscogee County

Rental assistance programs

Low Income Home Energy Assistance Program (LIHEAP)

How much cash do you need to move in?

Your move

Before you sign

Frequently asked questions

What is the fair market rent in Muscogee County?

How much do you need to earn to rent in Muscogee County?

Who qualifies for Section 8 in Muscogee County?

How much does Section 8 pay in Muscogee County?

Does the fair market rent change by ZIP code in Muscogee County?

How many low-income apartments are there in Muscogee County?

How many households spend too much on rent in Muscogee County?