HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Neshoba County, Mississippi (FY 2026)
A two-bedroom in Neshoba County carries a FY 2026 Fair Market Rent of $842 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Neshoba keys off that figure.
2 bedroom FMR
$842
FY 2026, utilities included
Payment standard range
$758 to $926
90% to 110% of FMR
Income to afford 2BR
$33,680
per year, at 30% of income
Rank in Mississippi
66th of 82
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Neshoba moves to $905. That's up 7%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Neshoba actually rent for?
Search any address in Neshoba 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 | $727 | $654 to $800 | $29,080 | $13.98/hr | -9.9% |
| 1 bedroom | $768 | $691 to $845 | $30,720 | $14.77/hr | -8.9% |
| 2 bedroom | $842 | $758 to $926 | $33,680 | $16.19/hr | -9.8% |
| 3 bedroom | $1,147 | $1,032 to $1,262 | $45,880 | $22.06/hr | -10.0% |
| 4 bedroom | $1,354 | $1,219 to $1,489 | $54,160 | $26.04/hr | -10.0% |
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 | $1,557 | $1,401 to $1,713 |
| 6 bedroom Estimate | $1,760 | $1,584 to $1,936 |
| 7 bedroom Estimate | $1,963 | $1,767 to $2,159 |
| 8 bedroom Estimate | $2,166 | $1,949 to $2,383 |
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 Neshoba, that runs from $727 for a studio up to $1,354 for four bedrooms, all five rates in the table above.
Because Neshoba 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, Philadelphia included.
Among Mississippi's 82 counties, Neshoba ranks 66th for two-bedroom FMR. That's within a couple percent of the state median of $842 and about 17% below the national median county at $1,018. About 28,970 people live here, 28th in the state.
Rates by ZIP code
HUD also publishes Small Area FMRs by ZIP code. For the 2 ZIP codes it covers in Neshoba, the two-bedroom rate is $930 across the board, so there's no ZIP-level story here.
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 Neshoba somewhere between $758 and $926. 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.
$842 a month is affordable, by HUD's 30% rule, on an income of roughly $33,680 a year. Put another way, $16 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% ($758) | HAP at 100% ($842) | HAP at 110% ($926) |
|---|---|---|---|---|
| $2,500 | $750 | $8 | $92 | $176 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went down 10% from FY 2025 ($933) to FY 2026 ($842). Since FY 2020 it's up 28% in total, about 4.2% 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 | $493 | $505 | $658 | $820 | $891 | — |
| FY 2021 | $535 | $548 | $684 | $851 | $928 | +4.0% |
| FY 2022 | $576 | $600 | $705 | $871 | $1,001 | +3.1% |
| FY 2023 | $643 | $678 | $766 | $932 | $1,158 | +8.7% |
| FY 2024 | $775 | $804 | $903 | $1,108 | $1,406 | +17.9% |
| FY 2025 | $807 | $843 | $933 | $1,274 | $1,504 | +3.3% |
| FY 2026 | $727 | $768 | $842 | $1,147 | $1,354 | -9.8% |
| FY 2027 | $761 | $814 | $905 | $1,185 | $1,219 | +7.5% |
Nearby counties
Questions people ask
$842 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $727 for a studio, $768 for one bedroom, $1,147 for three and $1,354 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 Neshoba actually go for?
HUD's number is one input. Search any address in Neshoba for a rent estimate built from nearby comps. 3 free searches, no card.
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