HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Washington County, Mississippi (FY 2027)
$905 a month. That's HUD's FY 2027 Fair Market Rent for a two-bedroom in Washington County, and it's the baseline every voucher in Washington is measured against.
Two-bedroom FMR
$905
+7.5% from FY 2026
Payment standard
$815–$996
90% to 110% of the FMR, two-bedroom
Income to afford
$36,200
a year, with rent at 30% of income
Rank in Mississippi
77th of 82
by two-bedroom FMR, highest first
FY 2027 Fair Market Rents
Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2026 |
|---|---|---|---|---|---|
| Studio | $722 | $650–$794 | $28,880 | $13.88/hr | +11.4% |
| 1 bedroom | $831 | $748–$914 | $33,240 | $15.98/hr | +8.2% |
| 2 bedroom | $905 | $815–$996 | $36,200 | $17.40/hr | +7.5% |
| 3 bedroom | $1,253 | $1,128–$1,378 | $50,120 | $24.10/hr | +6.5% |
| 4 bedroom | $1,513 | $1,362–$1,664 | $60,520 | $29.10/hr | +7.2% |
Five to eight 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 | $1,740 | $1,566–$1,914 |
| 6 bedroom Estimate | $1,967 | $1,770–$2,164 |
| 7 bedroom Estimate | $2,194 | $1,975–$2,413 |
| 8 bedroom Estimate | $2,421 | $2,179–$2,663 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in Washington actually rent for?
Search any address in Washington for a rent estimate built from nearby comps, with the HUD figure right next to it.
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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 Washington somewhere between $815 and $996. 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.
$905 a month is affordable, by HUD's 30% rule, on an income of roughly $36,200 a year. Put another way, $17 an hour full time.
Worked example for a two-bedroom renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.
| Monthly household income | Tenant pays (30%) | Voucher pays at 90%$815 | Voucher pays at 100%$905 | Voucher pays at 110%$996 |
|---|---|---|---|---|
| $2,500 | $750 | $65 | $155 | $246 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 7% from FY 2026 ($842) to FY 2027 ($905). Since FY 2020 it's up 38% in total, about 4.7% a year. The Mississippi median moved up 7% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $512 | $553 | $657 | $867 | $1,019 | — |
| FY 2021 | $528 | $564 | $684 | $889 | $1,024 | +4.1% |
| FY 2022 | $538 | $580 | $705 | $927 | $1,024 | +3.1% |
| FY 2023 | $573 | $641 | $766 | $1,028 | $1,167 | +8.7% |
| FY 2024 | $668 | $773 | $903 | $1,249 | $1,463 | +17.9% |
| FY 2025 | $699 | $807 | $933 | $1,307 | $1,567 | +3.3% |
| FY 2026 | $648 | $768 | $842 | $1,177 | $1,412 | -9.8% |
| FY 2027In effect | $722 | $831 | $905 | $1,253 | $1,513 | +7.5% |
About this rate
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 2027 that's October 1, 2026 through September 30, 2027. In Washington, that runs from $722 for a studio up to $1,513 for four bedrooms, all five rates in the table above.
Because Washington 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, Greenville included.
Among Mississippi's 82 counties, Washington ranks 77th for two-bedroom FMR. That's within a couple percent of the state median of $905 and about 15% below the national median county at $1,063. About 42,765 people live here, 18th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $910 in 38701 (Greenville) and $1,030 in 38703 (Greenville), with the 10 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.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 38701 | Greenville | $910 | +0.6% |
| 38702 | Greenville | $905County rate | — |
| 38703 | Greenville | $1,030 | +13.8% |
| 38704 | Greenville | $905County rate | — |
| 38722 | Arcola | $910 | +0.6% |
| 38723 | Avon | $910 | +0.6% |
| 38731 | Chatham | $910 | +0.6% |
| 38744 | Glen Allan | $910 | +0.6% |
| 38748 | Hollandale | $910 | +0.6% |
| 38756 | Leland | $910 | +0.6% |
| 38760 | Metcalfe | $910 | +0.6% |
| 38776 | Stoneville | $910 | +0.6% |
| 38780 | Wayside | $905County rate | — |
| 38782 | Winterville | $905County rate | — |
Nearby counties
Two-bedroom FMR, with how each compares to Washington.
Sharkey County
25 mi · 3,872 people
$905
same rate
Humphreys County
29 mi · 7,395 people
$905
same rate
Issaquena County
32 mi · 928 people
$905
same rate
Sunflower County
34 mi · 24,333 people
$905
same rate
Bolivar County
36 mi · 29,534 people
$905
same rate
Leflore County
44 mi · 27,141 people
$905
same rate
Yazoo County
50 mi · 24,835 people
$1,016
+12%
Holmes County
58 mi · 16,191 people
$905
same rate
Questions people ask
$905 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $722 for a studio, $831 for one bedroom, $1,253 for three and $1,513 for four.
Tools for this county
Fair Market Rent lookup
Any ZIP code's Small Area FMR by bedroom count
Section 8 rent calculator
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
The income a household needs for a given rent
What does a rental in Washington actually go for?
HUD's number is one input. Search any address in Washington for a rent estimate built from nearby comps. Free to start, no card.
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