HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Scott County, Mississippi (FY 2026)
A two-bedroom in Scott County carries a FY 2026 Fair Market Rent of $952 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Scott keys off that figure.
2 bedroom FMR
$952
FY 2026, utilities included
Payment standard range
$857 to $1,047
90% to 110% of FMR
Income to afford 2BR
$38,080
per year, at 30% of income
Rank in Mississippi
23rd of 82
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Scott moves to $1,026. That's up 8%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Scott actually rent for?
Search any address in Scott 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 | $790 | $711 to $869 | $31,600 | $15.19/hr | +1.3% |
| 1 bedroom | $795 | $716 to $875 | $31,800 | $15.29/hr | +1.4% |
| 2 bedroom | $952 | $857 to $1,047 | $38,080 | $18.31/hr | +1.7% |
| 3 bedroom | $1,141 | $1,027 to $1,255 | $45,640 | $21.94/hr | +1.2% |
| 4 bedroom | $1,260 | $1,134 to $1,386 | $50,400 | $24.23/hr | +0.1% |
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 | $1,449 | $1,304 to $1,594 |
| 6 bedroom Estimate | $1,638 | $1,474 to $1,802 |
| 7 bedroom Estimate | $1,827 | $1,644 to $2,010 |
| 8 bedroom Estimate | $2,016 | $1,814 to $2,218 |
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 Scott, that runs from $790 for a studio up to $1,260 for four bedrooms, all five rates in the table above.
Scott is its own HUD metro area (Scott County, MS), so the rate here is set from rents inside the county rather than a wider region.
Among Mississippi's 82 counties, Scott ranks 23rd for two-bedroom FMR. That's about 13% above the state median of $842 and about 6% below the national median county at $1,018. About 27,943 people live here, 31st in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $850 in 39092 (Lake) and $990 in 39117 (Morton), with the 5 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 Scott somewhere between $857 and $1,047. 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.
$952 a month is affordable, by HUD's 30% rule, on an income of roughly $38,080 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% ($857) | HAP at 100% ($952) | HAP at 110% ($1,047) |
|---|---|---|---|---|
| $2,500 | $750 | $107 | $202 | $297 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 2% from FY 2025 ($936) to FY 2026 ($952). Since FY 2020 it's up 45% in total, about 6.4% 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 | $492 | $520 | $657 | $825 | $915 | — |
| FY 2021 | $535 | $536 | $684 | $851 | $945 | +4.1% |
| FY 2022 | $532 | $536 | $705 | $880 | $970 | +3.1% |
| FY 2023 | $643 | $656 | $766 | $966 | $1,247 | +8.7% |
| FY 2024 | $758 | $762 | $903 | $1,115 | $1,322 | +17.9% |
| FY 2025 | $780 | $784 | $936 | $1,128 | $1,259 | +3.7% |
| FY 2026 | $790 | $795 | $952 | $1,141 | $1,260 | +1.7% |
| FY 2027 | $844 | $849 | $1,026 | $1,222 | $1,348 | +7.8% |
Nearby counties
Questions people ask
$952 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $790 for a studio, $795 for one bedroom, $1,141 for three and $1,260 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 Scott actually go for?
HUD's number is one input. Search any address in Scott for a rent estimate built from nearby comps. 3 free searches, no card.
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