FY2026 Fair Market Rents — Towns County, GA
The HUD-published Fair Market Rents for FY2026 in this area are:
Studio
$828
1BR
$888
2BR
$973
3BR
$1,353
4BR
$1,632
Hours/week at min wage
104 hrs
to afford the 2BR FMR @ $7.25/hr (federal)
YoY change (2BR)
+7.5%
+$68 vs FY2025 · 5-yr +36.1%
Voucher payment standard
$876–$1,070
PHAs set HCV payment at 90–110% of the 2BR FMR
Towns County, GA
Non-Metropolitan area · GA · View full history · Income limits · LIHTC rents
FY2026 Fair Market Rents
| Bedroom Size | Monthly FMR | Annual Equivalent |
|---|---|---|
| Efficiency (Studio) | $828 | $9,936 |
| 1-Bedroom | $888 | $10,656 |
| 2-Bedroom | $973 | $11,676 |
| 3-Bedroom | $1,353 | $16,236 |
| 4-Bedroom | $1,632 | $19,584 |
Recent 2-Bedroom FMR Trend
FY2020 $708 → FY2026 $973
| Fiscal Year | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| FY2026 | $828 | $888 | $973 | $1,353 | $1,632 |
| FY2025 | $773 | $817 | $905 | $1,268 | $1,520 |
| FY2024 | $758 | $788 | $885 | $1,247 | $1,502 |
| FY2023 | $673 | $687 | $801 | $1,138 | $1,364 |
| FY2022 | $612 | $616 | $741 | $1,034 | $1,268 |
| FY2021 | $583 | $587 | $715 | $925 | $1,238 |
| FY2020 | $587 | $590 | $708 | $951 | $1,243 |
View full FMR history back to FY2000 →
FY2026 Income Limits
Area Median Income (AMI): $78,700
| AMI Level | 1p | 2p | 3p | 4p | 5p | 6p |
|---|---|---|---|---|---|---|
| 30% AMI (Extremely Low) | $16,550 | $21,640 | $27,320 | $33,000 | $38,680 | $44,360 |
| 50% AMI (Very Low) | $27,550 | $31,500 | $35,450 | $39,350 | $42,500 | $45,650 |
| 80% AMI (Low) | $44,100 | $50,400 | $56,700 | $62,950 | $68,000 | $73,050 |
Full income limits table (all 8 household sizes) →
Affordability Snapshot
2BR Annual FMR
$11,676/yr
FMR as % of Area Median Income
14.8% of AMI
Under 30% — affordable at median income
Income Needed (30% rule, 2BR)
$38,920/yr
$3,243/mo gross income
FY2026 LIHTC Maximum Rents
Maximum gross rents for Low-Income Housing Tax Credit units, by income band. Full LIHTC details →
| AMI Band | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| 50% AMI Maximum | $688 | $787 | $885 | $1,062 | $1,141 |
| 60% AMI Maximum | $826 | $944 | $1,062 | $1,274 | $1,369 |
FY2026 HOME Program Rent Limits
Maximum rents for HOME Investment Partnerships–funded units. High HOME rents apply to most assisted units; Low HOME rents apply to the lowest-income set-aside units. Full HOME rent details →
| Limit Type | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| High HOME Rent | $828 | $888 | $973 | $1,278 | $1,278 |
| Low HOME Rent | $688 | $787 | $886 | $983 | $1,062 |
Compare Towns County, GA With Other GA Metros
vs. Albany, GA MSA
vs. Athens-Clarke County, GA MSA
vs. Atlanta-Sandy Springs-Roswell, GA HUD Metro FMR Area
vs. Augusta-Richmond County, GA-SC HUD Metro FMR Area
vs. Brunswick, GA MSA