HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Pearl River County, Mississippi (FY 2026)
$949 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Pearl River County, and it's the baseline every voucher in Pearl River is measured against.
2 bedroom FMR
$949
FY 2026, utilities included
Payment standard range
$854 to $1,044
90% to 110% of FMR
Income to afford 2BR
$37,960
per year, at 30% of income
Rank in Mississippi
24th of 82
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Pearl River moves to $967. That's up 2%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Pearl River actually rent for?
Search any address in Pearl River 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 | $821 | $739 to $903 | $32,840 | $15.79/hr | -10.0% |
| 1 bedroom | $857 | $771 to $943 | $34,280 | $16.48/hr | -10.0% |
| 2 bedroom | $949 | $854 to $1,044 | $37,960 | $18.25/hr | -10.0% |
| 3 bedroom | $1,315 | $1,184 to $1,447 | $52,600 | $25.29/hr | -10.0% |
| 4 bedroom | $1,320 | $1,188 to $1,452 | $52,800 | $25.38/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 | $1,518 | $1,366 to $1,670 |
| 6 bedroom Estimate | $1,716 | $1,544 to $1,888 |
| 7 bedroom Estimate | $1,914 | $1,723 to $2,105 |
| 8 bedroom Estimate | $2,112 | $1,901 to $2,323 |
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 Pearl River, that runs from $821 for a studio up to $1,320 for four bedrooms, all five rates in the table above.
Because Pearl River 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, Carriere included.
Among Mississippi's 82 counties, Pearl River ranks 24th for two-bedroom FMR. That's about 13% above the state median of $842 and about 7% below the national median county at $1,018. About 56,351 people live here, 13th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,010 in 39466 (Picayune) and $1,060 in 39426 (Carriere), with the 3 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 Pearl River somewhere between $854 and $1,044. 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.
$949 a month is affordable, by HUD's 30% rule, on an income of roughly $37,960 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% ($854) | HAP at 100% ($949) | HAP at 110% ($1,044) |
|---|---|---|---|---|
| $2,500 | $750 | $104 | $199 | $294 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went down 10% from FY 2025 ($1,054) to FY 2026 ($949). Since FY 2020 it's up 24% in total, about 3.6% 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 | $575 | $583 | $768 | $986 | $1,346 | — |
| FY 2021 | $592 | $596 | $786 | $1,004 | $1,361 | +2.3% |
| FY 2022 | $624 | $628 | $826 | $1,071 | $1,414 | +5.1% |
| FY 2023 | $668 | $672 | $885 | $1,198 | $1,507 | +7.1% |
| FY 2024 | $877 | $894 | $1,022 | $1,419 | $1,611 | +15.5% |
| FY 2025 | $912 | $952 | $1,054 | $1,461 | $1,466 | +3.1% |
| FY 2026 | $821 | $857 | $949 | $1,315 | $1,320 | -10.0% |
| FY 2027 | $789 | $794 | $967 | $1,288 | $1,346 | +1.9% |
Nearby counties
Questions people ask
$949 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $821 for a studio, $857 for one bedroom, $1,315 for three and $1,320 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 Pearl River actually go for?
HUD's number is one input. Search any address in Pearl River for a rent estimate built from nearby comps. 3 free searches, no card.
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