HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Marshall County, Mississippi (FY 2027)
A two-bedroom in Marshall County carries a FY 2027 Fair Market Rent of $1,106 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in Marshall keys off that figure.
Two-bedroom FMR
$1,106
-0.4% from FY 2026
Payment standard
$995–$1,217
90% to 110% of the FMR, two-bedroom
Income to afford
$44,240
a year, with rent at 30% of income
Rank in Mississippi
13th of 82
by two-bedroom FMR, highest first
FY 2027 Fair Market Rents
Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2026 |
|---|---|---|---|---|---|
| Studio | $840 | $756–$924 | $33,600 | $16.15/hr | 0.0% |
| 1 bedroom | $845 | $761–$930 | $33,800 | $16.25/hr | -0.1% |
| 2 bedroom | $1,106 | $995–$1,217 | $44,240 | $21.27/hr | -0.4% |
| 3 bedroom | $1,318 | $1,186–$1,450 | $52,720 | $25.35/hr | -1.0% |
| 4 bedroom | $1,849 | $1,664–$2,034 | $73,960 | $35.56/hr | +0.8% |
Five to eight 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 | $2,126 | $1,913–$2,339 |
| 6 bedroom Estimate | $2,404 | $2,164–$2,644 |
| 7 bedroom Estimate | $2,681 | $2,413–$2,949 |
| 8 bedroom Estimate | $2,958 | $2,662–$3,254 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in Marshall actually rent for?
Search any address in Marshall for a rent estimate built from nearby comps, with the HUD figure right next to it.
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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 Marshall somewhere between $995 and $1,217. 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.
$1,106 a month is affordable, by HUD's 30% rule, on an income of roughly $44,240 a year. Put another way, $21 an hour full time.
Worked example for a two-bedroom renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.
| Monthly household income | Tenant pays (30%) | Voucher pays at 90%$995 | Voucher pays at 100%$1,106 | Voucher pays at 110%$1,217 |
|---|---|---|---|---|
| $2,500 | $750 | $245 | $356 | $467 |
| $4,000 | $1,200 | $0 | $0 | $17 |
Rate history
The two-bedroom rate went down 0% from FY 2026 ($1,110) to FY 2027 ($1,106). Since FY 2020 it's up 66% in total, about 7.5% a year. The Mississippi median moved up 7% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $499 | $585 | $666 | $861 | $1,145 | — |
| FY 2021 | $526 | $615 | $701 | $872 | $1,141 | +5.3% |
| FY 2022 | $539 | $612 | $709 | $878 | $1,126 | +1.1% |
| FY 2023 | $644 | $701 | $831 | $1,011 | $1,291 | +17.2% |
| FY 2024 | $827 | $846 | $1,047 | $1,269 | $1,619 | +26.0% |
| FY 2025 | $858 | $864 | $1,133 | $1,365 | $1,767 | +8.2% |
| FY 2026 | $840 | $846 | $1,110 | $1,331 | $1,835 | -2.0% |
| FY 2027In effect | $840 | $845 | $1,106 | $1,318 | $1,849 | -0.4% |
About this rate
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 2027 that's October 1, 2026 through September 30, 2027. In Marshall, that runs from $840 for a studio up to $1,849 for four bedrooms, all five rates in the table above.
Marshall is its own HUD metro area (Marshall County, MS), so the rate here is set from rents inside the county rather than a wider region.
Among Mississippi's 82 counties, Marshall ranks 13th for two-bedroom FMR. That's about 22% above the state median of $905 and about 4% above the national median county at $1,063. About 33,979 people live here, 22nd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,000 in 38635 (Holly Springs) and $1,340 in 38611 (Byhalia), 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.
Nearby counties
Two-bedroom FMR, with how each compares to Marshall.
Benton County
18 mi · 7,589 people
$905
-18%
Tate County
28 mi · 28,321 people
$1,101
same rate
DeSoto County
31 mi · 191,301 people
$1,301
+18%
Lafayette County
33 mi · 58,327 people
$1,255
+13%
Tippah County
33 mi · 21,523 people
$905
-18%
Union County
36 mi · 28,122 people
$905
-18%
Panola County
42 mi · 32,808 people
$947
-14%
Pontotoc County
47 mi · 31,550 people
$923
-17%
Questions people ask
$1,106 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $840 for a studio, $845 for one bedroom, $1,318 for three and $1,849 for four.
Tools for this county
Fair Market Rent lookup
Any ZIP code's Small Area FMR by bedroom count
Section 8 rent calculator
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
The income a household needs for a given rent
What does a rental in Marshall actually go for?
HUD's number is one input. Search any address in Marshall for a rent estimate built from nearby comps. Free to start, no card.
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