Georgia Section 538 income limits for FY2026

A Section 538 tenant can earn up to 115% of area median income at move-in. In Georgia that limit for a family of four runs from $50,150 in Randolph County, GA to $135,450 in Atlanta-Sandy Springs-Roswell, GA. Limits took effect July 13, 2026.

Source: USDA Rural Development, FY2026 MFH income limits, "RD 538 GUAR MOD INC" row, effective July 13, 2026. Persons in the household.
Area	1	2	3	4	5	6	7	8
Albany, GA metro area	57,950	66,250	74,500	82,800	89,400	96,050	102,650	109,300
Athens-Clarke County, GA metro area	80,550	92,100	103,600	115,100	124,300	133,500	142,700	151,950
Atlanta-Sandy Springs-Roswell, GA metro area	94,800	108,350	121,900	135,450	146,300	157,100	167,950	178,800
Butts County, GA part of the Atlanta-Sandy Springs-Roswell, GA metro area	65,400	74,700	84,050	93,400	100,850	108,350	115,800	123,300
Haralson County, GA part of the Atlanta-Sandy Springs-Roswell, GA metro area	73,700	84,200	94,750	105,250	113,650	122,100	130,500	138,950
Lumpkin County, GA part of the Atlanta-Sandy Springs-Roswell, GA metro area	77,450	88,500	99,600	110,650	119,500	128,350	137,200	146,050
Meriwether County, GA part of the Atlanta-Sandy Springs-Roswell, GA metro area	58,100	66,400	74,700	83,000	89,650	96,250	102,950	109,550
Morgan County, GA metro area	83,700	95,700	107,650	119,600	129,150	138,750	148,300	157,850
Augusta-Richmond County, GA-SC metro area	72,750	83,150	93,550	103,950	112,250	120,600	128,900	137,200
Lincoln County, GA part of the Augusta-Richmond County, GA-SC metro area	56,100	64,100	72,150	80,150	86,550	92,950	99,400	105,800
Brunswick-St. Simons, GA metro area	74,150	84,700	95,300	105,900	114,350	122,850	131,300	139,800
Chattanooga, TN-GA metro area	78,400	89,600	100,800	112,000	120,950	129,900	138,900	147,850
Columbus, GA-AL metro area	69,050	78,900	88,800	98,650	106,550	114,450	122,350	130,200
Stewart County, GA part of the Columbus, GA-AL metro area	50,450	57,700	64,900	72,100	77,850	83,650	89,400	95,150
Talbot County, GA metro area	50,700	57,950	65,200	72,450	78,250	84,050	89,850	95,650
Dalton, GA metro area	66,900	76,450	86,000	95,550	103,200	110,850	118,500	126,150
Murray County, GA part of the Dalton, GA metro area	65,950	75,350	84,800	94,200	101,750	109,250	116,800	124,350
Gainesville, GA metro area	82,100	93,850	105,550	117,300	126,700	136,050	145,450	154,850
Hinesville, GA metro area	57,150	65,300	73,500	81,650	88,200	94,700	101,250	107,800
Long County, GA part of the Hinesville, GA metro area	64,150	73,300	82,500	91,650	99,000	106,300	113,650	121,000
Macon-Bibb County, GA metro area	63,200	72,250	81,250	90,300	97,500	104,750	111,950	119,200
Monroe County, GA metro area	88,400	101,000	113,650	126,250	136,350	146,450	156,550	166,650
Rome, GA metro area	69,650	79,600	89,550	99,500	107,450	115,400	123,400	131,350
Savannah, GA metro area	86,400	98,700	111,050	123,400	133,250	143,150	153,000	162,900
Valdosta, GA metro area	66,500	76,000	85,500	95,000	102,600	110,200	117,800	125,400
Peach County, GA part of the Warner Robins, GA metro area	76,650	87,600	98,550	109,500	118,250	127,000	135,800	144,550
Warner Robins, GA metro area	79,750	91,150	102,550	113,950	123,050	132,200	141,300	150,400
Appling County, GA	47,900	54,750	61,600	68,450	73,950	79,400	84,900	90,350
Atkinson County, GA	43,650	49,900	56,100	62,350	67,350	72,350	77,300	82,300
Bacon County, GA	51,450	58,800	66,150	73,500	79,400	85,250	91,150	97,000
Baker County, GA	45,350	51,800	58,300	64,750	69,950	75,100	80,300	85,450
Baldwin County, GA	64,350	73,500	82,700	91,900	99,250	106,600	113,950	121,300
Banks County, GA	76,400	87,300	98,250	109,150	117,900	126,600	135,350	144,100
Ben Hill County, GA	43,550	49,750	56,000	62,200	67,200	72,150	77,150	82,100
Berrien County, GA	57,950	66,250	74,500	82,800	89,400	96,050	102,650	109,300
Bleckley County, GA	62,600	71,600	80,550	89,450	96,600	103,800	110,950	118,100
Bulloch County, GA	63,900	73,050	82,150	91,300	98,600	105,900	113,200	120,500
Calhoun County, GA	54,750	62,550	70,400	78,200	84,450	90,700	96,950	103,200
Camden County, GA	71,350	81,500	91,700	101,900	110,050	118,200	126,350	134,500
Candler County, GA	56,300	64,350	72,400	80,450	86,950	93,350	99,850	106,250
Charlton County, GA	54,100	61,800	69,550	77,250	83,400	89,650	95,800	102,000
Chattooga County, GA	50,150	57,300	64,500	71,650	77,400	83,100	88,850	94,600
Clay County, GA	43,300	49,550	55,700	61,900	66,850	71,800	76,800	81,700
Clinch County, GA	61,900	70,750	79,600	88,450	95,550	102,600	109,700	116,750
Coffee County, GA	52,500	60,000	67,500	75,000	81,000	87,000	93,000	99,000
Colquitt County, GA	53,600	61,300	68,950	76,600	82,750	88,850	95,000	101,100
Cook County, GA	55,400	63,350	71,250	79,200	85,500	91,850	98,200	104,550
Crisp County, GA	52,750	60,300	67,800	75,350	81,400	87,400	93,450	99,450
Decatur County, GA	55,000	62,850	70,700	78,550	84,850	91,100	97,400	103,700
Dodge County, GA	56,600	64,700	72,750	80,850	87,300	93,800	100,250	106,700
Dooly County, GA	61,100	69,850	78,500	87,250	94,250	101,250	108,200	115,200
Early County, GA	52,650	60,150	67,700	75,200	81,200	87,250	93,250	99,250
Elbert County, GA	58,900	67,250	75,700	84,150	90,850	97,600	104,350	111,100
Emanuel County, GA	51,150	58,450	65,750	73,050	78,900	84,750	90,600	96,450
Evans County, GA	54,200	61,900	69,650	77,400	83,600	89,800	96,000	102,150
Fannin County, GA	56,850	64,950	73,100	81,200	87,700	94,200	100,700	107,200
Franklin County, GA	58,050	66,300	74,600	82,900	89,550	96,150	102,800	109,450
Gilmer County, GA	71,100	81,250	91,400	101,550	109,650	117,800	125,900	134,050
Glascock County, GA	67,450	77,100	86,700	96,350	104,050	111,750	119,450	127,200
Gordon County, GA	63,200	72,250	81,250	90,300	97,500	104,750	111,950	119,200
Grady County, GA	62,950	71,950	80,950	89,950	97,150	104,350	111,550	118,750
Greene County, GA	90,000	102,850	115,700	128,550	138,850	149,100	159,400	169,700
Habersham County, GA	68,450	78,200	88,000	97,750	105,550	113,400	121,200	129,050
Hancock County, GA	48,800	55,750	62,750	69,700	75,300	80,850	86,450	92,000
Hart County, GA	66,000	75,450	84,850	94,300	101,850	109,400	116,950	124,500
Irwin County, GA	62,500	71,400	80,350	89,250	96,400	103,550	110,650	117,800
Jackson County, GA	91,850	104,900	118,050	131,150	141,650	152,150	162,600	173,100
Jeff Davis County, GA	45,250	51,700	58,200	64,650	69,800	75,000	80,150	85,350
Jefferson County, GA	55,850	63,850	71,800	79,800	86,150	92,550	98,900	105,300
Jenkins County, GA	45,150	51,600	58,050	64,500	69,650	74,800	80,000	85,150
Johnson County, GA	53,750	61,450	69,100	76,800	82,950	89,100	95,250	101,400
Lamar County, GA	73,800	84,350	94,900	105,450	113,900	122,300	130,750	139,200
Laurens County, GA	59,550	68,100	76,600	85,100	91,900	98,700	105,500	112,350
Macon County, GA	51,950	59,350	66,800	74,200	80,150	86,050	92,000	97,950
Miller County, GA	64,250	73,450	82,600	91,800	99,100	106,500	113,800	121,150
Mitchell County, GA	55,350	63,250	71,150	79,050	85,450	91,850	98,100	104,400
Montgomery County, GA	56,750	64,900	73,000	81,100	87,600	94,100	100,550	107,050
Pierce County, GA	67,350	77,000	86,650	96,250	103,950	111,650	119,350	127,050
Polk County, GA	59,500	68,000	76,500	85,000	91,800	98,600	105,400	112,200
Pulaski County, GA	59,250	67,700	76,200	84,650	91,400	98,200	104,950	111,750
Putnam County, GA	76,900	87,900	98,850	109,850	118,650	127,450	136,200	145,000
Quitman County, GA	55,250	63,100	71,000	78,900	85,200	91,500	97,850	104,150
Rabun County, GA	71,800	82,100	92,350	102,600	110,800	119,000	127,200	135,450
Randolph County, GA	35,100	40,100	45,150	50,150	54,150	58,150	62,200	66,200
Schley County, GA	63,900	73,050	82,150	91,300	98,600	105,950	113,200	120,500
Screven County, GA	60,400	69,000	77,650	86,250	93,150	100,050	106,950	113,850
Seminole County, GA	59,900	68,450	77,000	85,550	92,400	99,250	106,100	112,950
Stephens County, GA	62,250	71,100	80,000	88,900	96,000	103,100	110,250	117,350
Sumter County, GA	47,300	54,100	60,850	67,600	73,000	78,400	83,800	89,250
Taliaferro County, GA	46,000	52,550	59,200	65,750	71,050	76,250	81,550	86,750
Tattnall County, GA	55,700	63,700	71,650	79,600	85,950	92,350	98,700	105,050
Taylor County, GA	48,950	55,900	62,900	69,900	75,500	81,100	86,700	92,250
Telfair County, GA	53,550	61,200	68,850	76,500	82,600	88,750	94,850	101,000
Thomas County, GA	72,300	82,600	92,950	103,250	111,500	119,750	128,050	136,300
Tift County, GA	60,150	68,700	77,300	85,900	92,750	99,650	106,500	113,400
Toombs County, GA	57,750	66,000	74,250	82,500	89,100	95,700	102,300	108,950
Towns County, GA	64,400	73,600	82,800	92,000	99,350	106,700	114,100	121,450
Treutlen County, GA	60,700	69,350	78,050	86,700	93,650	100,550	107,500	114,450
Troup County, GA	67,500	77,100	86,750	96,350	104,050	111,850	119,550	127,250
Turner County, GA	49,400	56,500	63,550	70,600	76,250	81,900	87,550	93,200
Union County, GA	72,550	83,000	93,300	103,700	112,000	120,300	128,600	136,950
Upson County, GA	61,200	69,900	78,650	87,400	94,400	101,400	108,400	115,350
Ware County, GA	48,550	55,500	62,400	69,350	74,900	80,450	86,000	91,550
Warren County, GA	47,300	54,100	60,850	67,600	73,000	78,400	83,800	89,250
Washington County, GA	52,950	60,500	68,100	75,650	81,700	87,750	93,800	99,850
Wayne County, GA	55,050	62,900	70,800	78,650	84,950	91,250	97,550	103,800
Webster County, GA	61,350	70,100	78,900	87,650	94,650	101,650	108,700	115,700
Wheeler County, GA	53,000	60,600	68,150	75,750	81,800	87,850	93,900	100,000
White County, GA	74,700	85,350	96,050	106,700	115,250	123,750	132,300	140,850
Wilcox County, GA	55,150	63,050	70,900	78,800	85,100	91,400	97,700	104,000
Wilkes County, GA	59,200	67,650	76,100	84,550	91,300	98,100	104,850	111,600
Wilkinson County, GA	52,800	60,400	67,900	75,450	81,500	87,500	93,600	99,600

From income limit to rent cap

Two rent rules apply under 7 CFR 3565.203. Each unit's rent, counting tenant-paid utilities, can't exceed 30% of 115% of area median income adjusted for family size, which is 30% of the figure in the table for the household size you assume, divided by 12. And across the whole project, the average rent can't exceed 30% of 100% of area median income each year.

Worked example for Albany, GA: the four-person limit is $82,800, so the per-unit cap for a unit sized for four people is $2,070 a month including utilities. The project-average cap uses 100% of median instead of 115%, roughly $1,800 a month at the four-person size. Which household size applies to each bedroom count is set in USDA's program handbook; confirm it with your lender.

Income is tested only at move-in. A tenant whose income later rises above the limit can stay (7 CFR 3565.202(a)). Want to see what those rents support in debt? Run them through the 538 loan sizer.

All 112 Georgia areas and every other state in one file: 538 income limits download.

Georgia Section 538 income limits for FY2026

From income limit to rent cap

Get the FY2027 Georgia limits when USDA posts them