Athens, GA
Athens, GA Rental Market Data (2026)
By TrueCap · built by a Philadelphia rental investor
HUD Fair Market Rent (FY2026) for the Athens-Clarke County, GA MSA, the HUD area that includes Clarke County, GA: $1,331 a month for a 2-bedroom unit and $1,734 for a 3-bedroom unit. Fair Market Rent is HUD's estimate of the 40th-percentile gross rent for standard-quality rental units in an area, used to determine payment standard amounts for the Housing Choice Voucher program: a percentile, not an average of current asking rents (HUD). At a stated $265,000 price with the 3-bedroom FMR as a placeholder rent, TrueCap's sample underwrite below comes to −$459/mo cash flow, a 4.4% cap rate, and a 0.73 DSCR. A specific Athens property runs on its own price, rent, tax bill, and insurance.
Athens HUD Fair Market Rent (FY2026)
HUD Fair Market Rent (FY2026) for the Athens-Clarke County, GA MSA, the HUD area that includes Clarke County, GA. It is an area benchmark, not what a specific unit rents for: compare it with current leases for the address. HUD's FY2026 page for this area shows every bedroom size.
| Bedrooms | FY2025 / month | FY2026 / month |
|---|---|---|
| 2 bedrooms | $1,225 | $1,331 |
| 3 bedrooms | $1,627 | $1,734 |
What the HUD FMR pencils to
Sample underwrite at a stated $265,000 price with the HUD 3-bedroom FMR as a placeholder rent — not a listing. TrueCap ran its sample deal with $1,734/mo of rent and every other assumption unchanged.
- Monthly cash flow
- −$459/mo
- Cap rate
- 4.4%
- DSCR
- 0.73
Assumptions: $265,000 price, $1,734/mo rent (HUD FMR, 3 bedrooms), 20% down, 6.6% rate, 30-year loan, 3% closing costs, 1.49% property tax, 0.5% insurance, 5% vacancy, 8% management, 5% maintenance, 5% CapEx reserve. Change any of them in the analyzer and the numbers move with you.
Athens rental data: common questions
What is HUD's Fair Market Rent for Athens, GA in FY2026?
HUD's FY2026 Fair Market Rent for the Athens-Clarke County, GA MSA, the HUD area that includes Clarke County, GA, is $1,331 a month for a 2-bedroom unit and $1,734 for a 3-bedroom unit.
Source: HUD FY2026 Fair Market Rent documentation: Athens-Clarke County, GA MSA, retrieved September 28, 2026
How did Athens's HUD Fair Market Rent change from FY2025 to FY2026?
For the Athens-Clarke County, GA MSA, the 2-bedroom figure went from $1,225 in FY2025 to $1,331 in FY2026 (+$106, +8.7%), and the 3-bedroom figure went from $1,627 in FY2025 to $1,734 in FY2026 (+$107, +6.6%).
Source: HUD FY2026 Fair Market Rent documentation: Athens-Clarke County, GA MSA, retrieved September 28, 2026
What do 12 months of HUD Fair Market Rent come to in Athens?
At HUD's FY2026 Fair Market Rent for the Athens-Clarke County, GA MSA, 12 months come to $15,972 for a 2-bedroom unit and $20,808 for a 3-bedroom unit.
Source: HUD FY2026 Fair Market Rent documentation: Athens-Clarke County, GA MSA, retrieved September 28, 2026
Sources & methodology
Data as of HUD FY2026 (retrieved July 13, 2026).
HUD figures come from HUD's published tables for the area. The sample underwrite runs TrueCap's sample deal through the analyzer's own math.
- HUD FY2026 Fair Market Rent documentation: Athens-Clarke County, GA MSA, retrieved September 28, 2026
- HUD Fair Market Rents: definition and uses (huduser.gov), retrieved September 27, 2026
Reviewed by the TrueCap team. See our full methodology.
Three things to verify locally
- Property tax bill. Pull the parcel's current bill from the county assessor or treasurer, and check whether a sale changes the assessment. The sample above uses 1.49% of price; enter the Athens bill instead.
- Rental licensing and permits. Check whether Athens requires a rental license, registration, inspection, or certificate of occupancy for the address, and budget any fees before you close.
- Insurance quotes. Get a written landlord-policy quote for the specific property, with wind, hail, or flood coverage where the property needs it, and enter that premium instead of a default.
For Georgia data, see the Georgia guide.
The terms behind the numbers
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