HUD Fair Market Rent · FY 2026
Fair Market Rent in Mississippi by county (FY 2026)
Mississippi has 82 counties, and HUD sets a Fair Market Rent for every one of them. For FY 2026 the median two-bedroom is $842. The highest is Copiah County at $1,288, the lowest Yalobusha County at $842.
Median 2BR
$842
Highest 2BR
$1,288
Copiah County
Lowest 2BR
$842
Yalobusha County
Counties
82
20 in metro areas
Mississippi's two-bedroom FMR comes in at $842 across the state's 82 counties, one of the lower medians on this site. Copiah County, part of the Jackson metro area, tops the list at $1,288. Yalobusha County sits at the bottom, and its $842 matches the state median exactly. Four counties share the Jackson metro rate and three share Hattiesburg, so a chunk of the state's landlords are pricing off the same base number. The ZIP-level Small Area FMRs tell a different story in the metro counties, though. Madison County spreads widest, from $1,010 to $1,930 depending on the ZIP, with Rankin close behind at $1,030 to $1,830. Outside those metro counties, the county rate is usually all you'll need.
20 of the 82 counties sit inside a HUD metro area and share that metro's rate. The other 62 get a county rate built from their own rents. The Mississippi median of $842 is about 17% below the national median county ($1,018). HUD also publishes ZIP-level Small Area FMRs covering 82 of the 82 counties, which is where the real variation shows up. Pick a county below for the full studio-to-four-bedroom table, payment standard ranges and ZIP rates.
The median two-bedroom moved down 10% from FY 2025. 8 counties went up, 74 went down, and the rest held.
HUD has already published FY 2027, effective October 1, 2026. Two-bedroom rates go up in 79 counties, down in 3, and hold in the rest. The table shows both years.
Fair Market Rent by county
County | Area | Studio | 1 BR | 2 BR | 3 BR | 4 BR | YoY | FY 2027 2BR | Population |
|---|---|---|---|---|---|---|---|---|---|
| Copiah County | Metro | $1,091 | $1,097 | $1,288 | $1,544 | $1,705 | +4.5% | $1,289 | 28,210 |
| Hinds County | Metro | $1,091 | $1,097 | $1,288 | $1,544 | $1,705 | +4.5% | $1,289 | 226,541 |
| Madison County | Metro | $1,091 | $1,097 | $1,288 | $1,544 | $1,705 | +4.5% | $1,289 | 109,257 |
| Rankin County | Metro | $1,091 | $1,097 | $1,288 | $1,544 | $1,705 | +4.5% | $1,289 | 157,185 |
| DeSoto County | Metro | $1,060 | $1,154 | $1,274 | $1,683 | $1,959 | -6.0% | $1,301 | 186,214 |
| Lafayette County | Rural | $1,047 | $1,053 | $1,243 | $1,539 | $1,646 | -3.9% | $1,255 | 56,172 |
| Tunica County | Metro | $986 | $1,073 | $1,186 | $1,422 | $1,570 | -3.9% | $1,156 | 9,787 |
| Hancock County | Metro | $786 | $923 | $1,140 | $1,471 | $1,612 | +2.1% | $1,185 | 46,010 |
| Harrison County | Metro | $786 | $923 | $1,140 | $1,471 | $1,612 | +2.1% | $1,185 | 208,748 |
| Marshall County | Metro | $840 | $846 | $1,110 | $1,331 | $1,835 | -2.0% | $1,106 | 33,980 |
| Tate County | Metro | $825 | $830 | $1,089 | $1,337 | $1,493 | -0.1% | $1,101 | 28,094 |
| Jackson County | Metro | $929 | $951 | $1,067 | $1,448 | $1,762 | -2.5% | $1,099 | 143,721 |
| Forrest County | Metro | $766 | $888 | $1,047 | $1,348 | $1,386 | -8.4% | $1,316 | 77,917 |
| Lamar County | Metro | $766 | $888 | $1,047 | $1,348 | $1,386 | -8.4% | $1,316 | 64,425 |
| Perry County | Metro | $766 | $888 | $1,047 | $1,348 | $1,386 | -8.4% | $1,316 | 11,511 |
| Lee County | Rural | $847 | $852 | $994 | $1,257 | $1,316 | -9.4% | $1,044 | 83,343 |
| Pike County | Rural | $837 | $845 | $986 | $1,182 | $1,418 | -8.2% | $1,039 | 40,098 |
| Yazoo County | Metro | $745 | $750 | $984 | $1,209 | $1,303 | -1.9% | $1,016 | 27,467 |
| Stone County | Metro | $734 | $739 | $969 | $1,162 | $1,432 | +1.1% | $1,047 | 18,360 |
| Oktibbeha County | Rural | $834 | $873 | $957 | $1,262 | $1,267 | -9.8% | $1,024 | 51,388 |
| Leake County | Rural | $803 | $808 | $955 | $1,145 | $1,264 | -7.5% | $1,003 | 21,335 |
| Warren County | Rural | $800 | $805 | $953 | $1,181 | $1,336 | -7.3% | $1,019 | 44,341 |
| Scott County | Metro | $790 | $795 | $952 | $1,141 | $1,260 | +1.7% | $1,026 | 27,943 |
| Pearl River County | Rural | $821 | $857 | $949 | $1,315 | $1,320 | -10.0% | $967 | 56,351 |
| Pontotoc County | Rural | $643 | $850 | $932 | $1,142 | $1,484 | -6.0% | $923 | 31,202 |
| Walthall County | Rural | $776 | $781 | $923 | $1,107 | $1,222 | -6.6% | $926 | 13,888 |
| George County | Rural | $775 | $779 | $921 | $1,104 | $1,451 | -4.1% | $994 | 24,547 |
| Jones County | Rural | $694 | $699 | $917 | $1,099 | $1,247 | -6.6% | $986 | 67,152 |
| Grenada County | Rural | $690 | $694 | $911 | $1,092 | $1,206 | -5.5% | $967 | 21,474 |
| Lauderdale County | Rural | $781 | $812 | $906 | $1,204 | $1,265 | -8.9% | $1,006 | 72,741 |
| Itawamba County | Rural | $749 | $753 | $891 | $1,068 | $1,180 | -4.5% | $920 | 23,888 |
| Panola County | Rural | $605 | $743 | $878 | $1,121 | $1,455 | -8.9% | $947 | 33,157 |
| Lowndes County | Rural | $738 | $743 | $872 | $1,195 | $1,263 | -9.9% | $931 | 58,547 |
| Union County | Rural | $760 | $795 | $872 | $1,082 | $1,155 | -6.5% | $905 | 27,880 |
| Clarke County | Rural | $750 | $783 | $867 | $1,044 | $1,150 | -10.0% | $905 | 15,553 |
| Lawrence County | Rural | $653 | $657 | $863 | $1,068 | $1,148 | -9.9% | $905 | 11,933 |
| Marion County | Rural | $651 | $655 | $860 | $1,031 | $1,366 | -7.8% | $949 | 24,362 |
| Simpson County | Metro | $592 | $762 | $858 | $1,193 | $1,439 | -8.0% | $905 | 25,889 |
| Amite County | Rural | $708 | $713 | $855 | $1,047 | $1,139 | -10.0% | $905 | 12,683 |
| Lincoln County | Rural | $645 | $649 | $852 | $1,126 | $1,129 | -9.9% | $905 | 34,855 |
| Adams County | Rural | $727 | $768 | $842 | $1,111 | $1,115 | -9.8% | $905 | 29,425 |
| Alcorn County | Rural | $727 | $768 | $842 | $1,158 | $1,162 | -9.8% | $905 | 34,717 |
| Attala County | Rural | $638 | $642 | $842 | $1,115 | $1,118 | -9.8% | $905 | 17,842 |
| Benton County | Metro | $727 | $768 | $842 | $1,157 | $1,284 | -9.8% | $905 | 7,637 |
| Bolivar County | Rural | $638 | $642 | $842 | $1,096 | $1,115 | -9.8% | $905 | 30,688 |
| Calhoun County | Rural | $637 | $642 | $842 | $1,167 | $1,217 | -9.8% | $905 | 13,193 |
| Carroll County | Rural | $708 | $713 | $842 | $1,049 | $1,118 | -9.8% | $905 | 9,930 |
| Chickasaw County | Rural | $638 | $642 | $842 | $1,121 | $1,411 | -9.8% | $905 | 17,024 |
| Choctaw County | Rural | $638 | $642 | $842 | $1,115 | $1,118 | -9.8% | $905 | 8,208 |
| Claiborne County | Rural | $708 | $713 | $842 | $1,111 | $1,118 | -9.8% | $905 | 9,044 |
| Clay County | Rural | $708 | $713 | $842 | $1,159 | $1,412 | -9.8% | $905 | 18,598 |
| Coahoma County | Rural | $730 | $748 | $842 | $1,177 | $1,380 | -9.8% | $905 | 21,264 |
| Covington County | Rural | $708 | $713 | $842 | $1,111 | $1,115 | -9.8% | $905 | 18,323 |
| Franklin County | Rural | $727 | $759 | $842 | $1,115 | $1,118 | -9.8% | $905 | 7,690 |
| Greene County | Rural | $727 | $768 | $842 | $1,012 | $1,118 | -9.8% | $905 | 13,672 |
| Holmes County | Metro | $733 | $768 | $842 | $1,111 | $1,115 | -9.8% | $905 | 16,848 |
| Humphreys County | Rural | $727 | $768 | $842 | $1,111 | $1,115 | -9.8% | $905 | 7,744 |
| Issaquena County | Rural | $708 | $713 | $842 | $1,049 | $1,118 | -9.8% | $905 | 1,206 |
| Jasper County | Rural | $708 | $713 | $842 | $1,115 | $1,118 | -9.8% | $905 | 16,320 |
| Jefferson County | Rural | $708 | $713 | $842 | $1,111 | $1,118 | -9.8% | $905 | 7,207 |
| Jefferson Davis County | Rural | $693 | $698 | $842 | $1,020 | $1,118 | -9.8% | $905 | 11,291 |
| Kemper County | Rural | $708 | $713 | $842 | $1,115 | $1,118 | -9.8% | $905 | 8,980 |
| Leflore County | Rural | $638 | $642 | $842 | $1,055 | $1,115 | -9.8% | $905 | 27,920 |
| Monroe County | Rural | $727 | $768 | $842 | $1,012 | $1,115 | -9.8% | $905 | 34,168 |
| Montgomery County | Rural | $727 | $768 | $842 | $1,061 | $1,118 | -9.8% | $905 | 9,803 |
| Neshoba County | Rural | $727 | $768 | $842 | $1,147 | $1,354 | -9.8% | $905 | 28,970 |
| Newton County | Rural | $638 | $642 | $842 | $1,012 | $1,115 | -9.8% | $905 | 21,275 |
| Noxubee County | Rural | $708 | $713 | $842 | $1,049 | $1,118 | -9.8% | $905 | 10,261 |
| Prentiss County | Rural | $638 | $642 | $842 | $1,012 | $1,118 | -9.8% | $905 | 24,945 |
| Quitman County | Rural | $708 | $713 | $842 | $1,171 | $1,412 | -9.8% | $905 | 6,113 |
| Sharkey County | Rural | $708 | $713 | $842 | $1,115 | $1,118 | -9.8% | $905 | 3,910 |
| Smith County | Rural | $727 | $768 | $842 | $1,012 | $1,118 | -9.8% | $905 | 14,310 |
| Sunflower County | Rural | $581 | $642 | $842 | $1,136 | $1,260 | -9.8% | $905 | 25,867 |
| Tallahatchie County | Rural | $727 | $768 | $842 | $1,096 | $1,412 | -9.8% | $905 | 12,621 |
| Tippah County | Rural | $733 | $768 | $842 | $1,092 | $1,118 | -9.8% | $905 | 21,769 |
| Tishomingo County | Rural | $727 | $759 | $842 | $1,115 | $1,118 | -9.8% | $905 | 18,837 |
| Washington County | Rural | $648 | $768 | $842 | $1,177 | $1,412 | -9.8% | $905 | 44,604 |
| Wayne County | Rural | $708 | $713 | $842 | $1,098 | $1,118 | -9.8% | $905 | 19,760 |
| Webster County | Rural | $708 | $713 | $842 | $1,012 | $1,115 | -9.8% | $905 | 9,942 |
| Wilkinson County | Rural | $708 | $713 | $842 | $1,049 | $1,118 | -9.8% | $905 | 8,531 |
| Winston County | Rural | $727 | $768 | $842 | $1,111 | $1,115 | -9.8% | $905 | 17,741 |
| Yalobusha County | Rural | $667 | $672 | $842 | $1,115 | $1,242 | -9.8% | $905 | 12,499 |
82 counties. HUD publishes studio through 4 bedroom rates. Tap a county for payment standards, ZIP-level rates and income needed.
Highest 2BR rates
Questions people ask
It depends on the county. For FY 2026 the median two-bedroom FMR across Mississippi's 82 counties is $842, ranging from $842 in Yalobusha County to $1,288 in Copiah County. Every county's full table is linked on this page.
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