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Housing market/Georgia/ZIP 31501

ACS 2023 · FY2027 SAFMR

ZIP 31501 Waycross, Ware County, Georgia

Ware County, GA · Georgia. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
13,034
Households
5,325
Median HH income
$37,203
Renter share
50.1%
Median gross rent
$752
Vacancy
22.5%
Pop. change
-12.9%
2BR SAFMR
$1,010
SAFMR / rent
1.343×
2–49 unit stock
1,821
LIHTC proj / units
8 / 388
HUD assisted MF
8 / 202

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 31501 · GA — sent to you.

ZIP 31501 · GA

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ACS rent vs 2BR SAFMR

ZIP 31501 — Waycross, GA HUD Section 8 Payment Standards / SAFMR →
ACS median rent$752
2BR SAFMR$1,010
90% floor$909
110% ceiling$1,111

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

Housing stock

ACS 2023 units-in-structure · ZCTA 31501

  • 1-unit detached4,54766.4%
  • 1-unit attached951.4%
  • 2–4 units91013.3%
  • 5–49 units91113.3%
  • 50+ units160.2%
  • Mobile3735.4%
TypeUnitsShare
1-unit detached4,54766.2%
1-unit attached951.4%
2 units (duplex)6108.9%
3–4 units3004.4%
5–9 units5998.7%
10–19 units2093.0%
20–49 units1031.5%
50+ units160.2%
Mobile3735.4%

2–4 unit share 13.3% · 5–49 unit share 13.3% · combined 2–49 26.5%.

Units by bedrooms

Studio
142
1BR
550
2BR
2,043
3BR
3,302
4BR
690
5+
140

Rent burden

Rent ≥30% of income58.3%
Rent ≥50% of income24.4%
  • ACS median gross rent $752 (all bedrooms, occupied rentals).
  • Median contract rent $524.
  • Renters paying ≥30% of income 58.3%; ≥50% 24.4%.
  • FY2027 2BR SAFMR $1,010 (1.343× ACS median gross rent).

Population

13,034 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: -12.9%.

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

Assisted inventory

  • LIHTC: 8 projects, 388 units.
  • HUD project-based assisted MF: 8 properties, 202 assisted units.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 72 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 31501 50.1% of occupied households are renters; vacancy is 22.5%; ACS median gross rent is $752; population changed -12.9% between the 2018 and 2023 ACS vintages; the housing stock includes 910 units in 2–4-unit structures and 911 units in 5–49-unit structures; 8 LIHTC projects totaling 388 units; FY2027 2BR SAFMR is $1,010 versus ACS median gross rent of $752. 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.

ZIP 31501 — Waycross, GA HUD Section 8 Payment Standards / SAFMR·Georgia ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
31502Ware County, GA——$1,01031503Ware County, GA32.3%$823$1,17031550Ware County, GA7.4%—$1,03031552Ware County, GA8.9%—$1,13031554Ware County, GA21.3%$781$1,03031564Ware County, GA——$1,01031624Ware County, GA34.9%$903$1,31031631Ware County, GA24.0%$658$1,080

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 Georgia research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 31501?

ZIP 31501 (Ware County, GA) has 13,034 residents, 5,325 households, a renter share of 50.1%, median household income of $37,203, and ACS 2023 median gross rent of $752. Vacancy is 22.5%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 31501?

ACS counts 610 units in 2-unit buildings, 300 in 3–4 unit buildings, 599 in 5–9, 209 in 10–19, and 103 in 20–49. Combined 2–49 unit stock is 1,821 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 31501?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,010. See the full schedule and 90–110% payment-standard band on the ZIP 31501 — Waycross, GA HUD Section 8 Payment Standards / SAFMR.