Elbert 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).

$1,0132-bedroom FMR, FY2027

$8281-bedroom FMR, FY2027

$64,15080% income limit, family of 4 (FY2026)

$80,200Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Elbert County is $1,013 a month, down 5.7% from $1,074 in FY2026. Elbert County belongs to the Elbert County, GA FMR area (non-metro county), 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 Elbert County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$823	$831	−1.0%	$741 – $905
1 bedroom	$828	$836	−1.0%	$746 – $910
2 bedrooms	$1,013	$1,074	−5.7%	$912 – $1,114
3 bedrooms	$1,311	$1,288	+1.8%	$1,180 – $1,442
4 bedrooms	$1,597	$1,422	+12.3%	$1,438 – $1,756

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 Elbert County that is typically $912 to $1,114 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?

$46,318median income of renter households

$844Median gross rent, all units

22%Rent-to-income ratio (median rent ÷ median renter income)

39%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $46,318 can afford about $1,158 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,013 is $145 (12.5%) less than that. To rent a two-bedroom at the FMR, a household needs $40,520 a year under the 30% rule, or $36,468 under the common landlord rule that income must be three times the rent.

Elbert County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$844 ±$90
Median income of renter households	$46,318 ±$4,796
Renters paying 30% or more of income (cost-burdened)	39.3% ±7.2
Renters paying 50% or more (severely cost-burdened)	23.3% ±6.4
Renter households (where the share can be computed)	1,971

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$685	$844	+23.2%
Median renter household income	$22,013	$46,318	+110.4%
Renters paying 30%+ of income	44.9%	39.3%	−5.6 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.

HUD income limits for Elbert County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $80,200 (FY2025: $72,600, +10.5%). 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%)	$16,850 +5.3%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$49,750 +5.3%	$52,950 +5.3%
Very low income (50%)	$28,100 +5.2%	$32,100 +5.2%	$36,100 +5.2%	$40,100 +5.2%	$43,350 +5.3%	$46,550 +5.3%	$49,750 +5.3%	$52,950 +5.3%
Low income (80%)	$44,950 +5.3%	$51,350 +5.2%	$57,750 +5.2%	$64,150 +5.3%	$69,300 +5.2%	$74,450 +5.2%	$79,550 +5.2%	$84,700 +5.2%

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.