Renting · Section 8
Data from November 2026
Renting in Sumter County, Georgia
Sumter County has a HUD fair market rent of $1,139 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $857 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $21.90 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,139
- a month, HUD, Fiscal year 2027
- 25% less than in Georgia
- Typical rent
- $857
- a month, Census, Average 2020–2024
- 38% less than in Georgia
- Wage needed
- $21.90
- an hour, 2 bedrooms
- Or $45,560 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 50%
- spend 30% or more of income on rent
- 5% less than in Georgia
Only here
Renting in Sumter County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Among the neighboring counties, Macon County has the lowest typical rent ($655), 24% below the $857 in Sumter County.
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Sumter County has the 13th lowest homeownership rate of the 159 counties in Georgia (57%).
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Sumter County has the 13th lowest typical household income of the 159 counties in Georgia ($42,653).
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13% of households in Sumter 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 Sumter 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 | $865 | $16.63 | $34,600 |
| 1 bedroom | $871 | $16.75 | $34,840 |
| 2 bedrooms | $1,139 | $21.90 | $45,560 |
| 3 bedrooms | $1,357 | $26.10 | $54,280 |
| 4 bedrooms | $1,497 | $28.79 | $59,880 |
HUD area: Sumter 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 11 ZIP codes in Sumter County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,000 in 31711 to $1,170 in 31764. 3 ZIP codes are above the county's fair market rent ($1,139).
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)
| 31709 | Sumter County, GA | $890 | $890 | $1,170 | $1,390 | $1,540 |
|---|---|---|---|---|---|---|
| 31711 | Macon County, GA | $760 | $770 | $1,000 | $1,210 | $1,470 |
| 31711 | Schley County, GA | $760 | $770 | $1,000 | $1,210 | $1,470 |
| 31711 | Sumter County, GA | $760 | $770 | $1,000 | $1,210 | $1,470 |
| 31719 | Schley County, GA | $760 | $770 | $1,000 | $1,210 | $1,320 |
| 31719 | Sumter County, GA | $760 | $770 | $1,000 | $1,210 | $1,320 |
| 31735 | Sumter County, GA | $790 | $800 | $1,010 | $1,210 | $1,340 |
| 31764 | Albany, GA | $910 | $920 | $1,170 | $1,440 | $1,680 |
| 31764 | Sumter County, GA | $910 | $920 | $1,170 | $1,440 | $1,680 |
| 31780 | Sumter County, GA | $810 | $820 | $1,030 | $1,260 | $1,450 |
| 31780 | Webster County, GA | $810 | $820 | $1,030 | $1,260 | $1,450 |
- 31709 · Sumter County, GA $1,170$1,390
- 31711 · Macon County, GA $1,000$1,210
- 31711 · Schley County, GA $1,000$1,210
- 31711 · Sumter County, GA $1,000$1,210
- 31719 · Schley County, GA $1,000$1,210
- 31719 · Sumter County, GA $1,000$1,210
- 31735 · Sumter County, GA $1,010$1,210
- 31764 · Albany, GA $1,170$1,440
- 31764 · Sumter County, GA $1,170$1,440
- 31780 · Sumter County, GA $1,030$1,260
- 31780 · Webster County, GA $1,030$1,260
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 Sumter 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.
4,766 households rent in Sumter County
- Spend half or more of their income 22%
- Spend 30% or more, but less than half 27%
- Spend less than 30% 50%
Compared with the state and the country
- Sumter 50%
- Georgia 52%
- United States 51%
Low-income apartments
Low-income apartments in Sumter County
HUD lists 22 properties with homes for low-income households in Sumter County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 14
- HUD-assisted
- 8
1,571 homes in all; 1,190 of them low-income, according to HUD.
- Eastside Americus HUD-assisted 825 Mayo St, Americus 31709 243 low-income homes · For families · (229) 924-9235
- Northside Americus HUD-assisted 825 Mayo St, Americus 31709 179 low-income homes · For families · (229) 924-9235
- Eastview Apartments HUD-assisted 103 Eastview Cir, Americus 31709 80 low-income homes · For families · (229) 924-1793
- Magnolia Village Tax credit (LIHTC) 104 Magnolia Ct, Americus 31719 80 low-income homes · In service since 2007
- Magnolia Village Apts (AMERICUS) Tax credit (LIHTC) 104 Magnolia Ct, Americus 31719 80 low-income homes · In service since 2008
- Magnolia Village HUD-assisted 103 Magnolia Ct, Americus 31719 80 homes, 77 low-income · For families · (229) 924-8466
- Andersonville / Plains / Leslie HUD-assisted 825 Mayo St, Americus 31709 56 low-income homes · For families · (229) 924-3386
- Starlight Place Tax credit (LIHTC) 106 Starlight Cir, Americus 31719 52 low-income homes · 2 bd: 22 · 3 bd: 30 · In service since 2005
- Meadowbrook Lane Tax credit (LIHTC) 140 Lonnie Ln, Americus 31709 50 low-income homes · In service since 1990
- Americus Garden Tax credit (LIHTC) 730 S Martin Luther King Jr Blvd, Americus 31719 44 low-income homes · 1 bd: 12 · 2 bd: 24 · 3 bd: 8 · In service since 2020 · For families
- Americus Gardens Tax credit (LIHTC) Hwy 19, Martin Luther King DR., Americus 31709 44 low-income homes · 1 bd: 12 · 2 bd: 24 · 3 bd: 8 · In service since 1998
- Habitat for Humanity International Inc Tax credit (LIHTC) 121 Habitat St, Americus 31709 40 homes, 37 low-income · In service since 1995
- Magnolia Manor HUD-assisted 2001 S Lee St, Americus 31709 176 homes, 35 low-income · For older adults · (229) 931-5972
- East Oaks Apartments Tax credit (LIHTC) 251 Lonnie Ln, Americus 31709 40 homes, 32 low-income · 1 bd: 8 · 2 bd: 16 · 3 bd: 16 · In service since 2005
- The Verandah Apartments Tax credit (LIHTC) 821 Mayo St, Americus 31709 40 homes, 32 low-income · 1 bd: 32 · 2 bd: 8 · In service since 2005
- Magnolia Gardens HUD-assisted 2001 S Lee St, Americus 31709 50 homes, 25 low-income · For older adults · (229) 924-9352
- Ravenwood Apartments Tax credit (LIHTC) 795 Hawkins St, Americus 31719 24 low-income homes · In service since 1995
- Joy Court Village Apartments HUD-assisted 167 Hosanna Cir, Americus 31719 20 low-income homes · For older adults · (229) 924-1917
- Soutwestern Estates Tax credit (LIHTC) 900 Southwestern Cir, Americus 31709 64 homes · In service since 2016
- Meadowbrook Village Tax credit (LIHTC) 130 Lonnie Ln, Americus 31709 55 homes · 1 bd: 52 · 2 bd: 3 · In service since 2013
- Creekview Commons Tax credit (LIHTC) Magnolia Road, Americus 31719 50 homes · 1 bd: 20 · 2 bd: 30 · In service since 2014
- Raven Woods Apartments Tax credit (LIHTC) 795 Hawkins St, Americus 31719 24 homes
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 Sumter 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 Sumter 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: $52,800. HUD income limits by family size, Fiscal year 2026. Area: Sumter County, GA. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $779 – $952
- 1 bedroom $784 – $958
- 2 bedrooms $1,025 – $1,253
- 3 bedrooms $1,221 – $1,493
- 4 bedrooms $1,347 – $1,647
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 Americus Public housing and Section 8 vouchers · 721 vouchers (229) 924-3386 Housing Authority of the City of Americus: ceohaa@gmail.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 Sumter County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
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Nid-Hca Albany (FLETCHER)
230 S Jackson St Ste 154, Albany · 32 miles away · Spanish
- 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 · 32 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 5 more
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Family Visions Outreach, Inc.
601 West Price St., Sylvester · 41 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 6 more
Rental assistance programs
The ones that serve in Sumter 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 Sumter 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
$2,278
What you need before you get the keys.
What adds up
- First month
- $1,139
- Security deposit
- $1,139
- Total
- $2,278
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 Sumter County?
According to HUD (Fiscal year 2027): Studio: $865; 1 bedroom: $871; 2 bedrooms: $1,139; 3 bedrooms: $1,357; 4 bedrooms: $1,497. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Sumter County?
Paying the 2-bedroom fair market rent ($1,139) without spending more than 30% of income takes $21.90 an hour full time, or $45,560 a year.
Who qualifies for Section 8 in Sumter 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 Sumter 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 $1,025 and $1,253 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Sumter County?
For 2 bedrooms they run from $1,000 in 31711 to $1,170 in 31764. 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 Sumter County?
HUD lists 22 properties with homes for low-income households in Sumter County: tax-credit apartments (LIHTC) and HUD-assisted buildings. 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 Sumter County?
HUD counts rent as a burden when it reaches 30% of income or more. In Sumter County, 50% of renter households are in that position; in Georgia, 52%, and nationwide, 51% (Average 2020–2024, Census).