Dougherty 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).

$1,1032-bedroom FMR, FY2027

$9721-bedroom FMR, FY2027

$61,60080% income limit, family of 4 (FY2026)

$71,200Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Dougherty County is $1,103 a month, down 2.3% from $1,129 in FY2026. Dougherty County belongs to the Albany, 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 Dougherty County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$953	$966	−1.3%	$858 – $1,048
1 bedroom	$972	$1,006	−3.4%	$875 – $1,069
2 bedrooms	$1,103	$1,129	−2.3%	$993 – $1,213
3 bedrooms	$1,482	$1,534	−3.4%	$1,334 – $1,630
4 bedrooms	$1,829	$1,858	−1.6%	$1,647 – $2,011

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 Dougherty County that is typically $993 to $1,213 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?

$38,240median income of renter households

$935Median gross rent, all units

29%Rent-to-income ratio (median rent ÷ median renter income)

50%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $38,240 can afford about $956 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,103 is $147 (15.4%) more than that. To rent a two-bedroom at the FMR, a household needs $44,120 a year under the 30% rule, or $39,708 under the common landlord rule that income must be three times the rent.

Dougherty County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$935 ±$23
Median income of renter households	$38,240 ±$2,567
Renters paying 30% or more of income (cost-burdened)	49.7% ±4.0
Renters paying 50% or more (severely cost-burdened)	29.6% ±3.5
Renter households (where the share can be computed)	17,475

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$746	$935	+25.3%
Median renter household income	$27,003	$38,240	+41.6%
Renters paying 30%+ of income	51.3%	49.7%	−1.6 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 $1,020 to $1,350 depending on the ZIP code.

All 33 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
31701	$910	$930	$1,050	$1,410	$1,740
31702	$930	$950	$1,080	$1,450	$1,790
31703	$930	$950	$1,080	$1,450	$1,790
31704	$870	$910	$1,020	$1,390	$1,680
31705	$870	$910	$1,020	$1,390	$1,680
31706	$930	$950	$1,080	$1,450	$1,790
31707	$1,090	$1,110	$1,260	$1,690	$2,090
31708	$930	$950	$1,080	$1,450	$1,790
31712	$870	$910	$1,020	$1,390	$1,680
31714	$870	$910	$1,020	$1,390	$1,680
31721	$1,160	$1,180	$1,340	$1,800	$2,220
31743	$1,050	$1,070	$1,230	$1,620	$1,960
31744	$920	$940	$1,150	$1,440	$1,830
31763	$1,170	$1,190	$1,350	$1,810	$2,240
31764	$910	$920	$1,170	$1,440	$1,680
31768	$870	$910	$1,020	$1,390	$1,680
31771	$870	$910	$1,070	$1,390	$1,680
31772	$990	$1,010	$1,140	$1,530	$1,890
31775	$870	$910	$1,020	$1,390	$1,680
31781	$1,070	$1,090	$1,240	$1,670	$2,060
31782	$930	$950	$1,080	$1,450	$1,790
31787	$1,000	$1,020	$1,170	$1,560	$1,910
31789	$1,040	$1,060	$1,200	$1,610	$1,990
31791	$880	$910	$1,020	$1,390	$1,690
31795	$890	$910	$1,050	$1,390	$1,680
31796	$880	$910	$1,020	$1,390	$1,680
31824	$870	$910	$1,020	$1,390	$1,680
39826	$870	$910	$1,020	$1,390	$1,680
39842	$870	$910	$1,020	$1,390	$1,680
39862	$870	$910	$1,090	$1,520	$1,680
39877	$940	$950	$1,130	$1,460	$1,760
39885	$870	$910	$1,020	$1,390	$1,680
39886	$930	$940	$1,220	$1,470	$1,770

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

HUD income limits for Dougherty County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $71,200 (FY2025: $67,700, +5.2%). 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%)	$16,200 +1.3%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$47,750 +1.1%	$50,850 +1.1%
Very low income (50%)	$26,950 +0.9%	$30,800 +1.0%	$34,650 +1.0%	$38,500 +1.0%	$41,600 +1.1%	$44,700 +1.1%	$47,750 +1.1%	$50,850 +1.1%
Low income (80%)	$43,150 +1.1%	$49,300 +1.0%	$55,450 +1.0%	$61,600 +1.1%	$66,550 +1.1%	$71,500 +1.1%	$76,400 +1.1%	$81,350 +1.1%

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.