Henderson Hms — Income-Restricted Housing in Cuthbert, GA 39840
101A E Lawrence St, Cuthbert, GA 39840
122 units · 1–3 BR
- Apply through Housing Authority of the City of Cuthbert
- Residents waited about 19 months to move in (HUD, Oct 2026)
- Several buildings — call for addresses
Housing authority: (229) 732-2128Directions
How to apply
- Apply through Housing Authority of the City of Cuthbert. They run this development and take applications.
- Call the housing authority at (229) 732-2128.
- These records do not show openings — call to confirm vacancies and waiting lists.
At this building
- Bedrooms (estimated)
- 34 1 bedroom · 25 2 bedrooms · 64 3 bedrooms
- Average tenant rent
- $339/mo
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Nearby income-restricted buildings
Hooks Plantation
213 Bright St, Cuthbert, GA 39840
1.4 mi away
32 units · 1–2 BR
- 1 vacant unit reported (Oct 2026) — call to confirm
Howell Mill Rd Apts
61 Howell Mill Rd, Cuthbert, GA 39840
1.5 mi away
36 units · 1–3 BR
- 2 vacant units reported (Oct 2026) — call to confirm
Southwood Apartments
2688 Calhoun St, Shellman, GA 39886
11.3 mi away
27 units · 1–2 BR
- 2 vacant units reported (Oct 2026) — call to confirm
J M Wooten/a Ropts Hms
303 Cheney Ave, Shellman, GA 39886
11.6 mi away
20 units · 1–3 BR
- Apply through Housing Authority of the City of Shellman
- Residents waited about 9 months to move in (HUD, Oct 2026)
- Several buildings — call for addresses
Rents and income limits in 39840
- Fair market rent, 2 bedrooms
- $1,000/mo
- Income needed to pay it at 30% of income
- $40,000/yr
- Renters in 39840 paying 30% or more of income on rent
- 50%
Income limits (2026)
Randolph County, GA area · median family income $43,600. Your household's yearly income before taxes must be at or below the limit.
| People | Extremely low 30% | Very low 50% | Low 80% |
|---|---|---|---|
| 1 | $16,200 | $26,950 | $43,150 |
| 2 | $21,640 | $30,800 | $49,300 |
| 3 | $27,320 | $34,650 | $55,450 |
| 4 | $33,000 | $38,500 | $61,600 |
| 5 | $38,680 | $41,600 | $66,550 |
| 6 | $44,360 | $44,700 | $71,500 |
| 7 | $47,750 | $47,750 | $76,400 |
| 8 | $50,850 | $50,850 | $81,350 |
Section 8 vouchers: up to the 50% limit, and most go to households under 30%. Public housing: up to 80%. Tax-credit apartments: usually up to 60% of median income, between the 50% and 80% columns.
Fair market rents (2027)
HUD's estimate of rent plus utilities for a modest home. Housing authorities set Section 8 voucher limits from it.
| Size | 39840 | Wider area |
|---|---|---|
| Studio | $760 | $772 |
| 1 bedroom | $770 | $777 |
| 2 bedrooms | $1,000 | $1,017 |
| 3 bedrooms | $1,220 | $1,212 |
| 4 bedrooms | $1,450 | $1,468 |
Wider area = Randolph County, GA. Two-bedroom fair market rents in 4 nearby ZIPs range from $1,020 (39867) to $1,220 (39886).
Census figures for 39840 (2020–2024 average): median rent $561. Median household income $22,540. 54% of homes are rented. 50% of renters pay 30% or more of their income on rent, and 19% pay half or more.
Census median rent is what renters here actually pay, including long-term leases. Fair market rent is HUD's estimate for a modest apartment available now.
Sources: HUD income limits FY2026; HUD Fair Market Rents FY2027 (Small Area FMR for ZIP figures); U.S. Census Bureau American Community Survey 5-year 2020–2024. Each program and building can set its own limits — confirm with the property.
Estimate your Section 8 rent share
Project-based Section 8 is on the buildings above. A Housing Choice Voucher is different: you apply with the housing authority, then find a landlord who takes it. Your share of rent is based on income — not always 30%. The calculator uses 39840's fair market rent.
Estimate your Section 8 rent share for 39840Frequently Asked Questions
How do I apply to Henderson Hms?
Apply through Housing Authority of the City of Cuthbert, which runs Henderson Hms. Call (229) 732-2128. Do not treat a walk-up at the building as the application. These records do not show openings.
Is Henderson Hms Section 8 housing?
Henderson Hms is public housing, not a project-based Section 8 contract. Apply with the housing authority. A Housing Choice Voucher is a separate program.
How many units are at Henderson Hms?
Public records list 122 units at Henderson Hms in Cuthbert, GA 39840. That is a building size, not a count of open apartments.
Are there other affordable apartments near Henderson Hms?
Yes — this page lists other income-restricted buildings in 39840 and nearby ZIP codes. Open a nearby card for the address and phone. Lists still do not show vacancies.
People Also Ask
How do I get into Henderson Hms?
Call the number on this page and ask about the waiting list or how to apply at Henderson Hms in Cuthbert, GA 39840. Public housing is through the housing authority. Bring ID and income documents when they tell you to. This site cannot submit an application for you.
How do I qualify for affordable housing in Cuthbert, GA 39840?
Most income-restricted buildings in Cuthbert, GA 39840 serve households at or below 50% or 80% of area median income. HUD's 2026 very low-income (50%) limit for a 1-person household is $26,950, and $38,500 for a 4-person household. Public housing can go up to 80% ($43,150 for 1 person). Each building sets its own cap — call to confirm before you apply. Citizenship, household size, and local preferences can also apply.
What is the income limit for low-income housing in Cuthbert, GA 39840?
For many programs in Cuthbert, GA 39840, the 2026 HUD very low-income (50%) limit is $26,950 a year for 1 person and $38,500 for 4 people. The low-income (80%) limit is $43,150 for 1 person. Tax-credit buildings often use 60% of median income. Confirm with the property — they can be stricter.
How much rent do you pay for low-income housing in Cuthbert, GA 39840?
In public housing and most Section 8 in Cuthbert, GA 39840, tenants typically pay about 30% of adjusted income. HUD's 2027 fair market rent for a 2-bedroom near Cuthbert, GA 39840 is $1,000 a month (rent plus utilities for a modest unit). Tax-credit apartments use set rents below market, not always 30% of income. Call the building for the actual rent; this site is not a vacancy or price list.
Does Henderson Hms take Section 8 vouchers?
This file does not say that Henderson Hms has a project-based Section 8 contract. Some landlords in Cuthbert, GA 39840 accept Housing Choice Vouchers; you have to ask. Apply for a voucher with the housing authority, then call Henderson Hms.
Sources: HUD LIHTC database, 2024 (released Apr 2026); HUD Multifamily Assisted Properties, Oct 2026; HUD Public Housing Developments, Oct 2026; USDA Rural Development multifamily, Oct 2026. Not affiliated with HUD or USDA. Details can be out of date — confirm with the property before applying. Report a correction.