HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Jones County, Mississippi (FY 2026)
$917 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Jones County, and it's the baseline every voucher in Jones is measured against.
2 bedroom FMR
$917
FY 2026, utilities included
Payment standard range
$825 to $1,009
90% to 110% of FMR
Income to afford 2BR
$36,680
per year, at 30% of income
Rank in Mississippi
28th of 82
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Jones moves to $986. That's up 8%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Jones actually rent for?
Search any address in Jones for a rent estimate built from nearby comps, with the HUD figure right next to it.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $694 | $625 to $763 | $27,760 | $13.35/hr | -7.1% |
| 1 bedroom | $699 | $629 to $769 | $27,960 | $13.44/hr | -7.0% |
| 2 bedroom | $917 | $825 to $1,009 | $36,680 | $17.63/hr | -6.6% |
| 3 bedroom | $1,099 | $989 to $1,209 | $43,960 | $21.13/hr | -7.1% |
| 4 bedroom | $1,247 | $1,122 to $1,372 | $49,880 | $23.98/hr | -7.4% |
5 to 8 bedrooms (PropMetrics estimates)
HUD stops at four bedrooms. These add 15% of the four-bedroom rent per extra bedroom. It's our estimate, not a HUD number.
| Bedrooms | Estimated FMR | Payment standard |
|---|---|---|
| 5 bedroom Estimate | $1,434 | $1,291 to $1,577 |
| 6 bedroom Estimate | $1,621 | $1,459 to $1,783 |
| 7 bedroom Estimate | $1,808 | $1,627 to $1,989 |
| 8 bedroom Estimate | $1,995 | $1,796 to $2,195 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Fair Market Rent is HUD's estimate of what a modest, decent unit rents for in an area, utilities included. It's set once a year and runs October to September. For FY 2026 that's October 1, 2025 through September 30, 2026. In Jones, that runs from $694 for a studio up to $1,247 for four bedrooms, all five rates in the table above.
Because Jones sits outside any HUD metro area, its rate is a county-wide figure built from local rents. One number covers every address in the county, Laurel included.
Among Mississippi's 82 counties, Jones ranks 28th for two-bedroom FMR. That's about 9% above the state median of $842 and about 10% below the national median county at $1,018. About 67,152 people live here, 10th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $890 in 39443 (Laurel) and $1,120 in 39480 (Soso), with the 6 ZIP codes in between. Housing authorities in HUD-designated metros use those ZIP rates instead of the county rate. Everywhere else the ZIP numbers show where rents actually sit, and the county rate stays the official standard.
What a voucher pays here
The voucher doesn't pay the FMR itself. It pays the payment standard. Housing authorities set it anywhere from 90% to 110% of FMR, which puts a two-bedroom standard in Jones somewhere between $825 and $1,009. The tenant pays roughly 30% of their income, the voucher covers the rest up to the standard, and the PHA won't approve a rent above what comparable unassisted units get.
$917 a month is affordable, by HUD's 30% rule, on an income of roughly $36,680 a year. Put another way, $18 an hour full time.
Worked example for a two-bedroom, assuming the rent equals the payment standard. Tenant pays 30% of monthly income, HUD's housing assistance payment covers the rest.
| Monthly household income | Tenant pays (30%) | HAP at 90% ($825) | HAP at 100% ($917) | HAP at 110% ($1,009) |
|---|---|---|---|---|
| $2,500 | $750 | $75 | $167 | $259 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went down 7% from FY 2025 ($982) to FY 2026 ($917). Since FY 2020 it's up 27% in total, about 4.0% a year. The Mississippi median moved down 10% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $472 | $573 | $724 | $902 | $981 | — |
| FY 2021 | $487 | $572 | $729 | $907 | $989 | +0.7% |
| FY 2022 | $510 | $594 | $756 | $935 | $1,025 | +3.7% |
| FY 2023 | $635 | $639 | $808 | $983 | $1,085 | +6.9% |
| FY 2024 | $732 | $737 | $930 | $1,124 | $1,239 | +15.1% |
| FY 2025 | $747 | $752 | $982 | $1,183 | $1,346 | +5.6% |
| FY 2026 | $694 | $699 | $917 | $1,099 | $1,247 | -6.6% |
| FY 2027 | $749 | $754 | $986 | $1,175 | $1,559 | +7.5% |
Nearby counties
Questions people ask
$917 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $694 for a studio, $699 for one bedroom, $1,099 for three and $1,247 for four.
Tools for this county
Fair Market Rent lookup
Look up any ZIP code's Small Area FMR by bedroom count.
Section 8 rent calculator
Work out the payment standard and tenant share for a specific rent.
What is Fair Market Rent?
How HUD calculates FMR and what it means for landlords.
Rent affordability calculator
See what income a household needs for a given rent.
What does a rental in Jones actually go for?
HUD's number is one input. Search any address in Jones for a rent estimate built from nearby comps. 3 free searches, no card.
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