HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Tunica County, Mississippi (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Tunica County is $1,186 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,186
FY 2026, utilities included
Payment standard range
$1,067 to $1,305
90% to 110% of FMR
Income to afford 2BR
$47,440
per year, at 30% of income
Rank in Mississippi
7th of 82
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Tunica moves to $1,156. That's down 3%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Tunica actually rent for?
Search any address in Tunica 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 | $986 | $887 to $1,085 | $39,440 | $18.96/hr | -1.3% |
| 1 bedroom | $1,073 | $966 to $1,180 | $42,920 | $20.63/hr | -2.3% |
| 2 bedroom | $1,186 | $1,067 to $1,305 | $47,440 | $22.81/hr | -3.9% |
| 3 bedroom | $1,422 | $1,280 to $1,564 | $56,880 | $27.35/hr | -4.4% |
| 4 bedroom | $1,570 | $1,413 to $1,727 | $62,800 | $30.19/hr | -4.0% |
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 | $1,806 | $1,625 to $1,987 |
| 6 bedroom Estimate | $2,041 | $1,837 to $2,245 |
| 7 bedroom Estimate | $2,277 | $2,049 to $2,505 |
| 8 bedroom Estimate | $2,512 | $2,261 to $2,763 |
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 Tunica, that runs from $986 for a studio up to $1,570 for four bedrooms, all five rates in the table above.
Tunica is its own HUD metro area (Tunica County, MS), so the rate here is set from rents inside the county rather than a wider region.
Among Mississippi's 82 counties, Tunica ranks 7th for two-bedroom FMR. That's about 41% above the state median of $842 and about 17% above the national median county at $1,018. About 9,787 people live here, 71st in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,120 in 38626 (Dundee) and $1,250 in 38664 (Robinsonville), with the 4 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 Tunica somewhere between $1,067 and $1,305. 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.
$1,186 a month is affordable, by HUD's 30% rule, on an income of roughly $47,440 a year. Put another way, $23 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% ($1,067) | HAP at 100% ($1,186) | HAP at 110% ($1,305) |
|---|---|---|---|---|
| $2,500 | $750 | $317 | $436 | $555 |
| $4,000 | $1,200 | $0 | $0 | $105 |
Rate history
The two-bedroom rate went down 4% from FY 2025 ($1,234) to FY 2026 ($1,186). Since FY 2020 it's up 51% in total, about 7.1% 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 | $673 | $692 | $788 | $982 | $1,067 | — |
| FY 2021 | $698 | $714 | $814 | $1,012 | $1,104 | +3.3% |
| FY 2022 | $629 | $727 | $828 | $1,024 | $1,123 | +1.7% |
| FY 2023 | $811 | $816 | $946 | $1,151 | $1,271 | +14.3% |
| FY 2024 | $940 | $1,017 | $1,191 | $1,440 | $1,586 | +25.9% |
| FY 2025 | $999 | $1,098 | $1,234 | $1,487 | $1,636 | +3.6% |
| FY 2026 | $986 | $1,073 | $1,186 | $1,422 | $1,570 | -3.9% |
| FY 2027 | $1,019 | $1,062 | $1,156 | $1,377 | $1,519 | -2.5% |
Nearby counties
Questions people ask
$1,186 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $986 for a studio, $1,073 for one bedroom, $1,422 for three and $1,570 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 Tunica actually go for?
HUD's number is one input. Search any address in Tunica for a rent estimate built from nearby comps. 3 free searches, no card.
Free tier. No credit card.