HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Simpson County, Mississippi (FY 2026)
$858 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Simpson County, and it's the baseline every voucher in Simpson is measured against.
2 bedroom FMR
$858
FY 2026, utilities included
Payment standard range
$772 to $944
90% to 110% of FMR
Income to afford 2BR
$34,320
per year, at 30% of income
Rank in Mississippi
38th of 82
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Simpson moves to $905. That's up 5%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Simpson actually rent for?
Search any address in Simpson 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 | $592 | $533 to $651 | $23,680 | $11.38/hr | -7.5% |
| 1 bedroom | $762 | $686 to $838 | $30,480 | $14.65/hr | -5.3% |
| 2 bedroom | $858 | $772 to $944 | $34,320 | $16.50/hr | -8.0% |
| 3 bedroom | $1,193 | $1,074 to $1,312 | $47,720 | $22.94/hr | -8.7% |
| 4 bedroom | $1,439 | $1,295 to $1,583 | $57,560 | $27.67/hr | -8.2% |
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 | $1,655 | $1,490 to $1,821 |
| 6 bedroom Estimate | $1,871 | $1,684 to $2,058 |
| 7 bedroom Estimate | $2,087 | $1,878 to $2,296 |
| 8 bedroom Estimate | $2,302 | $2,072 to $2,532 |
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 Simpson, that runs from $592 for a studio up to $1,439 for four bedrooms, all five rates in the table above.
Simpson is its own HUD metro area (Simpson County, MS), so the rate here is set from rents inside the county rather than a wider region.
Among Mississippi's 82 counties, Simpson ranks 38th for two-bedroom FMR. That's within a couple percent of the state median of $842 and about 16% below the national median county at $1,018. About 25,889 people live here, 35th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $840 in 39062 (D Lo) and $990 in 39044 (Braxton), with the 6 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 Simpson somewhere between $772 and $944. 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.
$858 a month is affordable, by HUD's 30% rule, on an income of roughly $34,320 a year. Put another way, $17 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% ($772) | HAP at 100% ($858) | HAP at 110% ($944) |
|---|---|---|---|---|
| $2,500 | $750 | $22 | $108 | $194 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went down 8% from FY 2025 ($933) to FY 2026 ($858). Since FY 2020 it's up 15% in total, about 2.3% 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 | $588 | $657 | $748 | $932 | $1,149 | — |
| FY 2021 | $619 | $676 | $771 | $959 | $1,335 | +3.1% |
| FY 2022 | $558 | $636 | $735 | $952 | $1,258 | -4.7% |
| FY 2023 | $530 | $686 | $792 | $1,093 | $1,349 | +7.8% |
| FY 2024 | $612 | $785 | $903 | $1,240 | $1,532 | +14.0% |
| FY 2025 | $640 | $805 | $933 | $1,307 | $1,567 | +3.3% |
| FY 2026 | $592 | $762 | $858 | $1,193 | $1,439 | -8.0% |
| FY 2027 | $798 | $831 | $905 | $1,253 | $1,513 | +5.5% |
Nearby counties
Rankin County
$1,28823 mi · pop 157,185
Smith County
$84225 mi · pop 14,310
Copiah County
$1,28826 mi · pop 28,210
Lawrence County
$86328 mi · pop 11,933
Covington County
$84229 mi · pop 18,323
Jefferson Davis County
$84229 mi · pop 11,291
Hinds County
$1,28832 mi · pop 226,541
Lincoln County
$85241 mi · pop 34,855
Questions people ask
$858 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $592 for a studio, $762 for one bedroom, $1,193 for three and $1,439 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 Simpson actually go for?
HUD's number is one input. Search any address in Simpson for a rent estimate built from nearby comps. 3 free searches, no card.
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