FIPS 13135 · population 979,864 · part of Atlanta, GA
The latest county-level Zillow ZORI is $1,848 per month in 2026-06. It is a typical asking-rent index across rental types—not an arithmetic average, signed lease or quote for one property.
| Bedrooms | HUD monthly FMR | Geography | Measurement boundary |
|---|---|---|---|
| Studio | $1,585 | Gwinnett County, GA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,660 | Gwinnett County, GA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,820 | Gwinnett County, GA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $2,182 | Gwinnett County, GA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $2,605 | Gwinnett County, GA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
Zillow asking rent, ACS gross rent and HUD FMR describe different housing universes. They remain separate and no metro, city or neighboring-county value replaces missing county evidence.Zillow pulled 2026-07-26 · HUD pulled 2026-07-26
Everything here joins on the county FIPS code, so each figure comes from the agency that publishes it with no name matching in between.
Zillow estimates a current home value. FHFA tracks repeat mortgage transactions. Their growth rates should be read side by side, not averaged.
Survey source: Census ACS 5-year — county housing value, tenure and stock · ACS 2024 5-year · pulled 2026-07-30. These values describe different housing universes and are not combined into gross yield.
Workplace source: BLS QCEW — county employment and wages · annual county employment and wages 2021-2025; latest 2025 vs 2024 · pulled 2026-08-02. QCEW counts covered jobs located in the county, not employed residents or the metro score’s CES/LAUS series.
BEA per-capita personal income divides all personal income by the county population. It is broader than wages, but it is not household income or a measure of what renters can afford.
HUD CHAS separates renter households by income relative to local HAMFI. Moderate burden means housing costs above 30% through 50% of income; severe burden means more than 50%.
These Apartment List observations match the exact county Census code 13135. They are kept separate from Zillow asking rent, Census occupied-home rent and wider metro measures.
Monthly overall-rent index; missing observations are not filled from another geography.
Gwinnett presents a valuation-versus-income tension: income-focused buyers should investigate whether the published pre-cost yield can survive carrying costs, while appreciation-led buyers should be cautious. Zillow’s June 2026 median value was $411,190, down 2.84% year over year, alongside a 5.39% gross yield. FHFA’s repeat-transaction HPI rose 1.70% in annual 2025. That index is not a dollar home value, and its different method and vintage cannot be averaged with Zillow’s change.
The published market measure is median asking rent of $1,848 per month, not achieved lease rent. HUD’s two-bedroom FMR of $1,820 is a payment standard, not an estimate of county asking rent; it must not substitute for market rent or yield. The reported gross yield uses market rent before costs. A 0.95% effective property-tax rate and $3,617 median annual tax create a visible carry against income. Insurance, maintenance, debt terms, vacancy, utilities and the target’s assessment basis are not published, preventing net-yield underwriting.
Realtor.com’s MLS listing-market data show 3,615 active listings, up 8.82% year over year, 47 median days on market, and 24.39% of listings price-reduced. These are visible asking-price, supply, marketing-time and seller-concession signals, not closed-sale prices or standalone proof of buyer demand. Net tax-return migration was negative, and average AGI of arriving movers was lower than that of departures. QCEW reports annual covered jobs at county workplaces, rather than resident employment; its largest disclosed private supersector was trade, transportation, and utilities. Non-occupant purchase mortgages were a disclosed minority of total purchases, so buyer competition needs submarket and property-type confirmation.
Inland flood is the dominant hazard, and the published 0.10% modeled annual climate-loss ratio should be matched to parcel flood exposure, deductible structure and insurability; it is a building-value model, not a property-specific loss estimate. County medians do not establish a target home’s condition, rents or buyer pool. Next checks are recent closed comparable sales, lease comps and concessions, renewal and vacancy history, tax bill and reassessment status, insurance quotes, flood zone and elevation, and the financing profile of competing purchasers. Without these, neither sustainable net income nor exit liquidity can be concluded.
This view uses 12 direct Zillow ZIP markets matched to Census ZCTAs. Each ZIP is assigned by its largest HUD residential county share; this is not an exhaustive county inventory.
Within the selected ZIP/ZCTA matches assigned to Gwinnett County, Zillow’s June 2026 ZORI—a typical observed asking-rent index—ranges from $1,338 in 30093 to $2,270 in 30052. That is a $932 span around a $1,899.50 median, compared with county ZORI of $1,848. The county index was down 0.3% year over year. A wide index range warrants searches anchored to the same period and similar unit types. The decision question is not simply which area is cheapest: it is whether a currently available, comparable unit fits a household’s budget and timing, without treating an index as a lease quote.
Zillow, ACS, and HUD answer different questions and should not be blended. The county’s FY2026 HUD Fair Market Rent for a two-bedroom unit is $1,820, an administrative bedroom-specific standard rather than asking rent. Across the shown matches, HUD two-bedroom standards span $1,690 to $2,280, and the displayed Zillow-to-HUD ratios span 68.6% to 114.6%. ACS 2024 five-year ZCTA median gross rent ranges from $1,648 to $2,064; it is a survey estimate, not the June 2026 asking-rent measure. Because each series has a different construction and universe, its gap or direction alone is not a concession, affordability, or availability signal. These comparisons bracket distinct reference points but cannot convert one series into another or establish a specific unit’s rent.
ACS affordability and vacancy measures describe a separate survey universe. Among the shown ZCTAs, vacancy ranges from 2.6% to 7.4%, while the rent-burden share at 30% or more ranges from 45.7% to 70.4%. 30093 sits at the upper end of both shown ranges, so more measured vacancy does not demonstrate lower burden or a causal relationship. Its Zillow-based 30% income screen is $53,520, above its $48,404 median household income. That screen is a planning comparison only: the income estimate is not renter-specific and does not determine a household’s eligibility, actual rent, or payment burden.
Coverage and geography qualify every comparison. The direct-evidence selection contains 12 of 18 eligible ZIP/ZCTA matches, covers 96,360 renter households, and has published ZIP reports for only 3 matches; it is not an exhaustive county or local inventory. Assignment follows the county with the largest HUD residential-address share, so a ZIP can extend beyond Gwinnett County. ZCTAs are statistical Census areas, not identical to USPS delivery ZIPs. Before acting, verify the precise address and county, live advertised rent, bedroom count, utilities and fees, lease terms, availability, income rules, and whether the actual unit matches the intended Zillow or HUD comparison.
18 ZIP profiles passed the county gate; the 12 with the most renter households are shown.
| ZIP / ZCTA | Zillow asking rent | ACS gross rent | HUD 2BR | Burden 30%+ | Vacancy | Income screen | HUD county share |
|---|---|---|---|---|---|---|---|
| 30096 → | $1,677 | $1,822 | $2,210 | 61.2% | 4.2% | $67k | 100.0% |
| 30093 | $1,338 | $1,649 | $1,950 | 70.4% | 7.4% | $54k | 99.7% |
| 30044 → | $1,797 | $1,826 | $2,110 | 57.4% | 4.4% | $72k | 100.0% |
| 30043 → | $1,866 | $1,887 | $2,040 | 60.4% | 4.0% | $75k | 100.0% |
| 30092 | $1,498 | $1,723 | $2,080 | 58.6% | 5.9% | $60k | 97.9% |
| 30024 | $1,933 | $1,967 | $2,280 | 45.7% | 2.6% | $77k | 71.7% |
| 30046 | $1,761 | $1,648 | $1,690 | 56.6% | 3.5% | $70k | 100.0% |
| 30047 | $2,043 | $1,850 | $1,960 | 61.8% | 3.2% | $82k | 100.0% |
| 30097 | $1,952 | $2,001 | $2,170 | 50.2% | 3.4% | $78k | 51.6% |
| 30052 | $2,270 | $1,854 | $1,980 | 51.4% | 3.1% | $91k | 54.2% |
| 30519 | $2,047 | $2,064 | $2,230 | 53.4% | 3.5% | $82k | 94.0% |
| 30518 | $2,047 | $1,735 | $1,860 | 56.3% | 5.8% | $82k | 90.7% |
Open a five-digit report for asking rent, affordability, rent history and resale liquidity. Each row keeps its ZIP/ZCTA measurement scope.
| ZIP report | City label | Zillow rent | 1Y change | ACS burden 30%+ | Population |
|---|---|---|---|---|---|
| ZIP 30045 rental reportGwinnett County | Lawrenceville, GA | $2,308 | ▲ 4.3% | 60.3% | 44,993 |
| ZIP 30043 rental reportGwinnett County | Lawrenceville, GA | $1,866 | ▼ 0.9% | 60.4% | 87,929 |
| ZIP 30044 rental reportGwinnett County | Lawrenceville, GA | $1,797 | ▲ 1.0% | 57.4% | 101,475 |
| ZIP 30046 rental reportGwinnett County | Lawrenceville, GA | $1,761 | ▼ 0.0% | 56.6% | 41,850 |
| ZIP 30096 rental reportGwinnett County | Duluth, GA | $1,677 | ▼ 0.5% | 61.2% | 71,732 |
| ZIP 30093 rental reportGwinnett County | Norcross, GA | $1,338 | ▼ 4.6% | 70.4% | 46,410 |
Zillow ZORI is an asking-rent index. ACS burden and population describe the Census ZCTA; missing observations remain n/a.
Census-recognized incorporated places and CDPs that intersect this county. The list does not pretend to include every neighborhood or informal community.
Population is the total place-wide ACS estimate, not an allocated county share. A place crossing a county line is labelled explicitly. Source: Census ACS 5-year — cities and communities · ACS 2024 5-year · pulled 2026-07-30.
0.103% of building value expected lost per year
$3,617 median annual bill
29,200 in · 32,539 out
$63,186 arriving · $67,468 leaving
1,419 of 11,141 mortgages
Listing price is an asking price, not a closed sale. Quality-flagged county rows are withheld instead of displayed.
A metro is an average of these. Which side of a county line a property sits on can change the tax bill, the hazard profile and the tenant pool.
| County | Population | Price | Rent | Yield | Hazard |
|---|---|---|---|---|---|
| Gwinnett County | 979,864 | $411k | $1,848 | 5.4% | inland flooding |
| Fulton County | 1,076,561 | $421k | $1,907 | 5.4% | inland flooding |
| Cobb County | 775,208 | $429k | $1,752 | 4.9% | inland flooding |
| DeKalb County | 765,351 | $339k | $1,781 | 6.3% | inland flooding |
| Clayton County | 298,924 | $231k | $1,596 | 8.3% | inland flooding |
| Cherokee County | 281,032 | $479k | $2,137 | 5.3% | inland flooding |
| Forsyth County | 267,287 | $620k | $2,312 | 4.5% | inland flooding |
| Henry County | 249,960 | $323k | $1,855 | 6.9% | inland flooding |
| Paulding County | 178,909 | $346k | $2,093 | 7.2% | inland flooding |
Yes. The record supplies a county median asking-rent measure and a gross yield based on market rent.
No. The record identifies HUD FMR as a payment standard rather than an estimate of asking rent.
It measures annual covered jobs at workplaces in the county, not resident employment or unemployment.