HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Madison County, Mississippi (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Madison County is $1,288 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,288
FY 2026, utilities included
Payment standard range
$1,159 to $1,417
90% to 110% of FMR
Income to afford 2BR
$51,520
per year, at 30% of income
Rank in Mississippi
3rd of 82
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Madison moves to $1,289. That's unchanged. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Madison actually rent for?
Search any address in Madison 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 | $1,091 | $982 to $1,200 | $43,640 | $20.98/hr | +4.4% |
| 1 bedroom | $1,097 | $987 to $1,207 | $43,880 | $21.10/hr | +4.4% |
| 2 bedroom | $1,288 | $1,159 to $1,417 | $51,520 | $24.77/hr | +4.5% |
| 3 bedroom | $1,544 | $1,390 to $1,698 | $61,760 | $29.69/hr | +4.0% |
| 4 bedroom | $1,705 | $1,535 to $1,876 | $68,200 | $32.79/hr | +4.4% |
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 | $1,961 | $1,765 to $2,157 |
| 6 bedroom Estimate | $2,217 | $1,995 to $2,439 |
| 7 bedroom Estimate | $2,472 | $2,225 to $2,719 |
| 8 bedroom Estimate | $2,728 | $2,455 to $3,001 |
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 Madison, that runs from $1,091 for a studio up to $1,705 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Madison in with 3 other counties in the Jackson metro, Hinds County, Rankin County, Copiah County among them, and every one of them gets $1,288 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among Mississippi's 82 counties, Madison ranks 3rd for two-bedroom FMR. That's about 53% above the state median of $842 and about 27% above the national median county at $1,018. About 109,257 people live here, 6th in the state.
Counties sharing the Jackson metro rate
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,010 in 39045 (Camden) and $1,930 in 39110 (Madison), with the 7 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 Madison somewhere between $1,159 and $1,417. 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.
$1,288 a month is affordable, by HUD's 30% rule, on an income of roughly $51,520 a year. Put another way, $25 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% ($1,159) | HAP at 100% ($1,288) | HAP at 110% ($1,417) |
|---|---|---|---|---|
| $2,500 | $750 | $409 | $538 | $667 |
| $4,000 | $1,200 | $0 | $88 | $217 |
Rate history
The two-bedroom rate went up 5% from FY 2025 ($1,232) to FY 2026 ($1,288). Since FY 2020 it's up 41% in total, about 5.9% 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 | $707 | $774 | $911 | $1,148 | $1,341 | — |
| FY 2021 | $748 | $794 | $932 | $1,162 | $1,342 | +2.3% |
| FY 2022 | $781 | $812 | $947 | $1,171 | $1,337 | +1.6% |
| FY 2023 | $895 | $908 | $1,059 | $1,289 | $1,463 | +11.8% |
| FY 2024 | $996 | $997 | $1,159 | $1,401 | $1,564 | +9.4% |
| FY 2025 | $1,045 | $1,051 | $1,232 | $1,484 | $1,633 | +6.3% |
| FY 2026 | $1,091 | $1,097 | $1,288 | $1,544 | $1,705 | +4.5% |
| FY 2027 | $1,099 | $1,105 | $1,289 | $1,536 | $1,694 | +0.1% |
Nearby counties
Questions people ask
$1,288 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,091 for a studio, $1,097 for one bedroom, $1,544 for three and $1,705 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 Madison actually go for?
HUD's number is one input. Search any address in Madison for a rent estimate built from nearby comps. 3 free searches, no card.
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