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Housing market/Georgia/ZIP 31909

ACS 2023 · FY2027 SAFMR

ZIP 31909 Columbus, Georgia

Columbus, GA-AL HUD Metro FMR Area · Georgia. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
38,730
Households
16,155
Median HH income
$69,221
Renter share
48.9%
Median gross rent
$1,271
Vacancy
7.6%
Pop. change
-1.5%
2BR SAFMR
$1,650
SAFMR / rent
1.298×
2–49 unit stock
5,559
LIHTC proj / units
3 / 327
HUD assisted MF
3 / 165

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 31909 · GA — sent to you.

ZIP 31909 · GA

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ACS rent vs 2BR SAFMR

ZIP 31909 — Columbus, GA HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,271
2BR SAFMR$1,650
90% floor$1,485
110% ceiling$1,815

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

Housing stock

ACS 2023 units-in-structure · ZCTA 31909

  • 1-unit detached10,33159.1%
  • 1-unit attached6213.6%
  • 2–4 units1,2727.3%
  • 5–49 units4,28724.5%
  • 50+ units7874.5%
  • Mobile1881.1%
TypeUnitsShare
1-unit detached10,33159.1%
1-unit attached6213.6%
2 units (duplex)3001.7%
3–4 units9725.6%
5–9 units1,86810.7%
10–19 units1,5578.9%
20–49 units8624.9%
50+ units7874.5%
Mobile1881.1%

2–4 unit share 7.3% · 5–49 unit share 24.5% · combined 2–49 31.8%.

Units by bedrooms

Studio
224
1BR
1,880
2BR
4,669
3BR
7,558
4BR
2,791
5+
364

Rent burden

Rent ≥30% of income44.3%
Rent ≥50% of income19.4%
  • ACS median gross rent $1,271 (all bedrooms, occupied rentals).
  • Median contract rent $1,111.
  • Renters paying ≥30% of income 44.3%; ≥50% 19.4%.
  • FY2027 2BR SAFMR $1,650 (1.298× ACS median gross rent).

Population

38,730 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: -1.5%.

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

Assisted inventory

  • LIHTC: 3 projects, 327 units.
  • HUD project-based assisted MF: 3 properties, 165 assisted units.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 30 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 31909 48.9% of occupied households are renters; vacancy is 7.6%; ACS median gross rent is $1,271; population changed -1.5% between the 2018 and 2023 ACS vintages; the housing stock includes 1,272 units in 2–4-unit structures and 4,287 units in 5–49-unit structures; 3 LIHTC projects totaling 327 units; FY2027 2BR SAFMR is $1,650 versus ACS median gross rent of $1,271. 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 31909 — Columbus, GA HUD Section 8 Payment Standards / SAFMR·Georgia ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
31801Columbus, GA-AL HUD Metro FMR Area7.5%$807$1,00031804Columbus, GA-AL HUD Metro FMR Area4.8%$988$1,20031805Columbus, GA-AL HUD Metro FMR Area28.2%$921$1,03031807Columbus, GA-AL HUD Metro FMR Area9.6%$732$1,28031808Columbus, GA-AL HUD Metro FMR Area5.5%$1,383$1,80031811Columbus, GA-AL HUD Metro FMR Area14.1%$1,028$1,21031820Columbus, GA-AL HUD Metro FMR Area11.3%$1,655$1,82031823Columbus, GA-AL HUD Metro FMR Area28.8%$635$1,20031826Columbus, GA-AL HUD Metro FMR Area31.6%$1,208$1,42031829Columbus, GA-AL HUD Metro FMR Area6.5%—$1,27031830Columbus, GA-AL HUD Metro FMR Area24.4%$751$1,00031831Columbus, GA-AL HUD Metro FMR Area11.0%$765$1,000

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 31909?

ZIP 31909 (Columbus, GA-AL HUD Metro FMR Area) has 38,730 residents, 16,155 households, a renter share of 48.9%, median household income of $69,221, and ACS 2023 median gross rent of $1,271. Vacancy is 7.6%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 31909?

ACS counts 300 units in 2-unit buildings, 972 in 3–4 unit buildings, 1,868 in 5–9, 1,557 in 10–19, and 862 in 20–49. Combined 2–49 unit stock is 5,559 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 31909?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,650. See the full schedule and 90–110% payment-standard band on the ZIP 31909 — Columbus, GA HUD Section 8 Payment Standards / SAFMR.