Brooks County, GA: Fair Market Rent 2027 and Income Limits

Official HUD figures for landlords and renters, effective October 1, 2026 (rents) and May 1, 2026 (income limits).

$1,1792-bedroom FMR, FY2027

$9041-bedroom FMR, FY2027

$66,10080% income limit, family of 4 (FY2026)

$82,600Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Brooks County is $1,179 a month, down 1.1% from $1,192 in FY2026. Brooks County belongs to the Valdosta, GA MSA FMR area, so the same figures apply across that area. FMRs are gross rents: rent plus all tenant-paid utilities except phone, cable and internet.

Fair market rent in Brooks County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$898	$915	−1.9%	$809 – $987
1 bedroom	$904	$921	−1.8%	$814 – $994
2 bedrooms	$1,179	$1,192	−1.1%	$1,062 – $1,296
3 bedrooms	$1,575	$1,583	−0.5%	$1,418 – $1,732
4 bedrooms	$1,923	$1,915	+0.4%	$1,731 – $2,115

Source: HUD Fair Market Rents FY2027 (effective October 1, 2026) and FY2026 (revised file), details.

What can a landlord charge a Section 8 tenant here?

The FMR is not a cap on what you can ask on the open market. For a Housing Choice Voucher tenant, the local housing authority sets a payment standard, normally between 90% and 110% of the FMR (or of the ZIP-level Small Area FMR where those apply). For a two-bedroom unit in Brooks County that is typically $1,062 to $1,296 including utilities. You can charge more than the payment standard if the rent passes the housing authority's rent-reasonableness test and, at move-in, the tenant's share stays within 40% of their adjusted monthly income. Ask the housing authority for its current payment standard schedule.

Can local renters afford the fair market rent?

$26,731median income of renter households

$809Median gross rent, all units

36%Rent-to-income ratio (median rent ÷ median renter income)

58%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $26,731 can afford about $668 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,179 is $511 (76.4%) more than that. To rent a two-bedroom at the FMR, a household needs $47,160 a year under the 30% rule, or $42,444 under the common landlord rule that income must be three times the rent.

Brooks County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$809 ±$108
Median income of renter households	$26,731 ±$10,133
Renters paying 30% or more of income (cost-burdened)	57.5% ±6.7
Renters paying 50% or more (severely cost-burdened)	32.4% ±11.9
Renter households (where the share can be computed)	1,165

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$685	$809	+18.1%
Median renter household income	$28,250	$26,731	−5.4%
Renters paying 30%+ of income	49.8%	57.5%	+7.7 pts

Rent-to-income calculator: does an applicant qualify? → · Most affordable counties to rent in this state →

Source: U.S. Census Bureau, American Community Survey 5-Year Estimates 2020–2024 and 2015–2019 (tables B25064, B25119, B25070). ± = margin of error at 90% confidence. Dollar figures are not adjusted for inflation.

Small Area FMRs by ZIP code (FY2027)

In metro areas HUD also publishes ZIP-level Small Area Fair Market Rents. Housing authorities in designated areas must use them for voucher payment standards; others may opt in. Here the two-bedroom SAFMR ranges from $1,080 to $1,470 depending on the ZIP code.

All 26 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
31601	$850	$860	$1,120	$1,500	$1,830
31602	$990	$1,000	$1,300	$1,740	$2,120
31603	$920	$930	$1,210	$1,620	$1,970
31604	$920	$930	$1,210	$1,620	$1,970
31605	$1,120	$1,130	$1,470	$1,960	$2,400
31606	$830	$830	$1,080	$1,430	$1,730
31625	$830	$840	$1,080	$1,430	$1,730
31626	$990	$1,000	$1,130	$1,430	$1,730
31629	$870	$870	$1,080	$1,430	$1,730
31630	$930	$930	$1,180	$1,620	$1,780
31631	$830	$830	$1,080	$1,430	$1,730
31632	$960	$970	$1,250	$1,660	$1,980
31635	$830	$830	$1,080	$1,430	$1,730
31636	$830	$830	$1,080	$1,430	$1,730
31638	$830	$830	$1,080	$1,430	$1,730
31639	$830	$830	$1,080	$1,430	$1,730
31641	$890	$900	$1,170	$1,560	$1,910
31643	$830	$830	$1,080	$1,430	$1,730
31645	$940	$950	$1,210	$1,640	$1,920
31648	$980	$990	$1,290	$1,720	$2,100
31649	$910	$920	$1,200	$1,600	$1,960
31698	$940	$950	$1,230	$1,650	$2,010
31699	$1,050	$1,060	$1,380	$1,840	$2,260
31720	$910	$950	$1,080	$1,430	$1,730
31778	$910	$950	$1,080	$1,430	$1,730
31788	$830	$830	$1,080	$1,430	$1,730

Source: HUD FY2027 Small Area FMRs (effective October 1, 2026).

HUD income limits for Brooks County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $82,600 (FY2025: $81,300, +1.6%). Small figures under each limit show the change from FY2025.

Household size	1 person	2 people	3 people	4 people	5 people	6 people	7 people	8 people
Extremely low income (30%)	$17,400 +7.4%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +4.8%	$54,550 +7.4%
Very low income (50%)	$28,950 +7.4%	$33,050 +7.3%	$37,200 +7.4%	$41,300 +7.3%	$44,650 +7.3%	$47,950 +7.4%	$51,250 +7.3%	$54,550 +7.4%
Low income (80%)	$46,300 +7.3%	$52,900 +7.3%	$59,500 +7.3%	$66,100 +7.3%	$71,400 +7.3%	$76,700 +7.3%	$82,000 +7.3%	$87,300 +7.3%

The 30% limit is HUD's “extremely low income” limit: the higher of 30% of median income or the federal poverty guideline, but never above the 50% limit. That is why it can rise faster than 30% of median for larger households. Tax-credit (LIHTC) properties use separate Multifamily Tax Subsidy Project limits.

Source: HUD Section 8 Income Limits FY2026 (effective May 1, 2026) and FY2025, details.