JeffCroweCRE

Housing market/South Carolina/ZIP 29164

ACS 2023 · FY2027 SAFMR

ZIP 29164 Wagener, South Carolina

Augusta-Richmond County, GA-SC HUD Metro FMR Area · South Carolina. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
4,961
Households
2,021
Median HH income
$45,755
Renter share
22.8%
Median gross rent
$786
Vacancy
9.2%
Pop. change
-4.4%
2BR SAFMR
$1,110
SAFMR / rent
1.412×
2–49 unit stock
57
LIHTC proj / units
1 / 24
HUD assisted MF
—

ZIP brief

Email this profile

HUD schedule, ACS stock, and the 90–110% band for ZIP 29164 · SC — sent to you.

ZIP 29164 · SC

By checking this box you agree that you may be referred to another real estate broker or related service and acknowledge that CENTURY 21 The Avenues licensees and/or affiliates may be paid a valuable consideration for facilitating such referral.

ACS rent vs 2BR SAFMR

ZIP 29164 — Wagener, SC HUD Section 8 Payment Standards / SAFMR →
ACS median rent$786
2BR SAFMR$1,110
90% floor$999
110% ceiling$1,221

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 29164

  • 1-unit detached1,12050.3%
  • 1-unit attached60.3%
  • 2–4 units542.4%
  • 5–49 units30.1%
  • Mobile1,04346.9%
TypeUnitsShare
1-unit detached1,12050.3%
1-unit attached60.3%
2 units (duplex)241.1%
3–4 units301.3%
5–9 units30.1%
10–19 units00.0%
20–49 units00.0%
50+ units00.0%
Mobile1,04346.9%

2–4 unit share 2.4% · 5–49 unit share 0.1% · combined 2–49 2.6%.

Units by bedrooms

Studio
25
1BR
128
2BR
368
3BR
1,009
4BR
675
5+
21

Rent burden

Rent ≥30% of income56.4%
Rent ≥50% of income48.8%
  • ACS median gross rent $786 (all bedrooms, occupied rentals).
  • Median contract rent $500.
  • Renters paying ≥30% of income 56.4%; ≥50% 48.8%.
  • FY2027 2BR SAFMR $1,110 (1.412× ACS median gross rent).

Population

4,961 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: -4.4%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: 1 projects, 24 units.
  • HUD project-based assisted MF: not published for this ZIP.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 323 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.

Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.

What the data shows

ZIP 29164 22.8% of occupied households are renters; vacancy is 9.2%; ACS median gross rent is $786; population changed -4.4% between the 2018 and 2023 ACS vintages; the housing stock includes 54 units in 2–4-unit structures and 3 units in 5–49-unit structures; 1 LIHTC projects totaling 24 units; FY2027 2BR SAFMR is $1,110 versus ACS median gross rent of $786. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.

South Carolina research

ZIP 29164 is a Census / HUD profile for Wagener, SC. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 29164 — Wagener, SC HUD Section 8 Payment Standards / SAFMR·South Carolina ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
29801Augusta-Richmond County, GA-SC HUD Metro FMR Area34.2%$1,070$1,30029802Augusta-Richmond County, GA-SC HUD Metro FMR Area——$1,25029803Augusta-Richmond County, GA-SC HUD Metro FMR Area17.7%$1,146$1,34029804Augusta-Richmond County, GA-SC HUD Metro FMR Area——$1,25029805Augusta-Richmond County, GA-SC HUD Metro FMR Area12.8%$806$1,00029809Augusta-Richmond County, GA-SC HUD Metro FMR Area23.2%$695$1,00029816Augusta-Richmond County, GA-SC HUD Metro FMR Area40.1%$783$1,18029822Augusta-Richmond County, GA-SC HUD Metro FMR Area——$1,25029828Augusta-Richmond County, GA-SC HUD Metro FMR Area46.9%$785$1,12029829Augusta-Richmond County, GA-SC HUD Metro FMR Area20.5%$1,073$1,22029831Augusta-Richmond County, GA-SC HUD Metro FMR Area17.3%$606$1,25029834Augusta-Richmond County, GA-SC HUD Metro FMR Area57.1%$733$1,040

Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is South Carolina research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 29164?

ZIP 29164 (Augusta-Richmond County, GA-SC HUD Metro FMR Area) has 4,961 residents, 2,021 households, a renter share of 22.8%, median household income of $45,755, and ACS 2023 median gross rent of $786. Vacancy is 9.2%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 29164?

ACS counts 24 units in 2-unit buildings, 30 in 3–4 unit buildings, 3 in 5–9, 0 in 10–19, and 0 in 20–49. Combined 2–49 unit stock is 57 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 29164?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,110. See the full schedule and 90–110% payment-standard band on the ZIP 29164 — Wagener, SC HUD Section 8 Payment Standards / SAFMR.

Does this South Carolina ZIP profile include Georgia listings?

No. ZIP 29164 is Census / HUD research for Augusta-Richmond County, GA-SC HUD Metro FMR Area. Jeff Crowe CRE does not list South Carolina property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.