HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Union County, Mississippi (FY 2026)
$872 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Union County, and it's the baseline every voucher in Union is measured against.
2 bedroom FMR
$872
FY 2026, utilities included
Payment standard range
$785 to $959
90% to 110% of FMR
Income to afford 2BR
$34,880
per year, at 30% of income
Rank in Mississippi
34th of 82
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Union moves to $905. That's up 4%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Union actually rent for?
Search any address in Union 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 | $760 | $684 to $836 | $30,400 | $14.62/hr | -6.3% |
| 1 bedroom | $795 | $716 to $875 | $31,800 | $15.29/hr | -5.7% |
| 2 bedroom | $872 | $785 to $959 | $34,880 | $16.77/hr | -6.5% |
| 3 bedroom | $1,082 | $974 to $1,190 | $43,280 | $20.81/hr | -10.0% |
| 4 bedroom | $1,155 | $1,040 to $1,271 | $46,200 | $22.21/hr | -6.6% |
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 | $1,328 | $1,195 to $1,461 |
| 6 bedroom Estimate | $1,502 | $1,352 to $1,652 |
| 7 bedroom Estimate | $1,675 | $1,508 to $1,843 |
| 8 bedroom Estimate | $1,848 | $1,663 to $2,033 |
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 Union, that runs from $760 for a studio up to $1,155 for four bedrooms, all five rates in the table above.
Because Union 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, Etta included.
Among Mississippi's 82 counties, Union ranks 34th for two-bedroom FMR. That's about 4% above the state median of $842 and about 14% below the national median county at $1,018. About 27,880 people live here, 33rd 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 38650 (Myrtle) and $1,170 in 38627 (Etta), 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 Union somewhere between $785 and $959. 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.
$872 a month is affordable, by HUD's 30% rule, on an income of roughly $34,880 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% ($785) | HAP at 100% ($872) | HAP at 110% ($959) |
|---|---|---|---|---|
| $2,500 | $750 | $35 | $122 | $209 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went down 7% from FY 2025 ($933) to FY 2026 ($872). Since FY 2020 it's up 33% in total, about 4.8% 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 | $577 | $657 | $872 | $1,154 | — |
| FY 2021 | $586 | $600 | $684 | $909 | $1,182 | +4.1% |
| FY 2022 | $608 | $619 | $705 | $921 | $1,099 | +3.1% |
| FY 2023 | $663 | $678 | $766 | $1,025 | $1,029 | +8.7% |
| FY 2024 | $783 | $804 | $903 | $1,153 | $1,203 | +17.9% |
| FY 2025 | $811 | $843 | $933 | $1,202 | $1,237 | +3.3% |
| FY 2026 | $760 | $795 | $872 | $1,082 | $1,155 | -6.5% |
| FY 2027 | $798 | $831 | $905 | $1,128 | $1,189 | +3.8% |
Nearby counties
Questions people ask
$872 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $760 for a studio, $795 for one bedroom, $1,082 for three and $1,155 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 Union actually go for?
HUD's number is one input. Search any address in Union for a rent estimate built from nearby comps. 3 free searches, no card.
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