The agency & primary document
- Allocating agency
- Georgia Department of Community Affairs (DCA)
- QAP / guidelines
- https://dca.georgia.gov/affordable-housing/housing-development/housing-tax-credit-program/qualified-allocation-plans-and
- Governing document
- DCA Market Study Manual (2025 edition; separate from QAP)
- Methodology
- Agency-specific standalone methodology
Required market study sections
Georgia uses its own standalone market study methodology rather than the NCHMA Model Content Standards. Agency-specific methodology — DCA publishes its own standalone Market Study Manual.
Key Georgia rules
- Staleness window
- Market study completed no more than 6 months prior to Application Submission (2026-2027 biennial QAP)
- Capture-rate threshold
- Per-bedroom + overall ceilings by pool. Metro: 1BR ≤30%, 2BR ≤30%, 3BR ≤40%, 4BR+ ≤50%, overall ≤30%. Rural: 1BR ≤35%, 2BR ≤35%, 3BR ≤40%, 4BR+ ≤50%, overall ≤35%. Plus: per-bedroom capture within each AMI segment (30%, 50%, 60%, market) ≤ 60%
- Absorption / occupancy
- Absorption period < 24 months to stabilized occupancy; stabilized occupancy ≥ 93%; DCA market-strength factors include ≤ 7% area vacancy
Georgia-specific overlays
- AOI mix demonstration — analyst must demonstrate proposed unit mix supports elected Average Income bands (more analytically explicit than most states)
- Minimum 10% rent advantage at ≤60% AMI; 70%/80% AMI rents must be below achievable market rents
- Per-bedroom + overall capture ceilings differ by Metro vs Rural pool
- Senior demand may include in-area homeowner conversion
Required companion documents
- Summary Tables in Executive Summary (Manual §K, prescribed tabular format — must appear in exec summary)
- Analyst-signed statement with prescribed verbatim language
Things analysts miss in Georgia
- Summary Tables must appear in the Executive Summary in DCA's prescribed format — required tabular component is not optional
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Start a free Georgia report →Frequently asked questions
Who reviews LIHTC market studies in Georgia?
Georgia Department of Community Affairs (DCA) sets the market study requirements and reviews submissions for Georgia Low-Income Housing Tax Credit applications.
How current must a Georgia LIHTC market study be?
Market study completed no more than 6 months prior to Application Submission (2026-2027 biennial QAP)
Does Georgia follow NCHMA standards?
Agency-specific methodology — DCA publishes its own standalone Market Study Manual.
Is there a capture-rate threshold in Georgia?
Per-bedroom + overall ceilings by pool. Metro: 1BR ≤30%, 2BR ≤30%, 3BR ≤40%, 4BR+ ≤50%, overall ≤30%. Rural: 1BR ≤35%, 2BR ≤35%, 3BR ≤40%, 4BR+ ≤50%, overall ≤35%. Plus: per-bedroom capture within each AMI segment (30%, 50%, 60%, market) ≤ 60%
What absorption/occupancy does Georgia expect?
Absorption period < 24 months to stabilized occupancy; stabilized occupancy ≥ 93%; DCA market-strength factors include ≤ 7% area vacancy
Other states
This summary is for general reference and reflects Georgia Department of Community Affairs (DCA)'s published guidance as understood by StudyScribe; it is not legal or compliance advice. Always confirm requirements against the current QAP / market study guidelines before submission.