HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Neshoba County, Mississippi (FY 2027)
A two-bedroom in Neshoba County carries a FY 2027 Fair Market Rent of $905 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in Neshoba keys off that figure.
Two-bedroom FMR
$905
+7.5% from FY 2026
Payment standard
$815–$996
90% to 110% of the FMR, two-bedroom
Income to afford
$36,200
a year, with rent at 30% of income
Rank in Mississippi
64th 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 | $761 | $685–$837 | $30,440 | $14.63/hr | +4.7% |
| 1 bedroom | $814 | $733–$895 | $32,560 | $15.65/hr | +6.0% |
| 2 bedroom | $905 | $815–$996 | $36,200 | $17.40/hr | +7.5% |
| 3 bedroom | $1,185 | $1,067–$1,304 | $47,400 | $22.79/hr | +3.3% |
| 4 bedroom | $1,219 | $1,097–$1,341 | $48,760 | $23.44/hr | -10.0% |
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 | $1,402 | $1,262–$1,542 |
| 6 bedroom Estimate | $1,585 | $1,427–$1,744 |
| 7 bedroom Estimate | $1,768 | $1,591–$1,945 |
| 8 bedroom Estimate | $1,950 | $1,755–$2,145 |
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 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.
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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 Neshoba somewhere between $815 and $996. 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.
$905 a month is affordable, by HUD's 30% rule, on an income of roughly $36,200 a year. Put another way, $17 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%$815 | Voucher pays at 100%$905 | Voucher pays at 110%$996 |
|---|---|---|---|---|
| $2,500 | $750 | $65 | $155 | $246 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 7% from FY 2026 ($842) to FY 2027 ($905). Since FY 2020 it's up 38% in total, about 4.7% 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 | $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 2027In effect | $761 | $814 | $905 | $1,185 | $1,219 | +7.5% |
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 Neshoba, that runs from $761 for a studio up to $1,219 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 64th for two-bedroom FMR. That's within a couple percent of the state median of $905 and about 15% below the national median county at $1,063. About 28,932 people live here, 27th 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 $910 across the board, so there's no ZIP-level story here.
Nearby counties
Two-bedroom FMR, with how each compares to Neshoba.
Newton County
22 mi · 21,093 people
$905
same rate
Leake County
23 mi · 21,319 people
$1,003
+11%
Winston County
24 mi · 17,536 people
$905
same rate
Kemper County
28 mi · 8,729 people
$905
same rate
Scott County
29 mi · 27,718 people
$1,026
+13%
Lauderdale County
31 mi · 71,504 people
$1,006
+11%
Attala County
37 mi · 17,526 people
$905
same rate
Noxubee County
42 mi · 10,025 people
$905
same rate
Questions people ask
$905 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $761 for a studio, $814 for one bedroom, $1,185 for three and $1,219 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 Neshoba actually go for?
HUD's number is one input. Search any address in Neshoba for a rent estimate built from nearby comps. Free to start, no card.
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