Hancock County, MS: Fair Market Rent 2027 and Income Limits

Official HUD figures for landlords and renters, effective October 1, 2026 (rents) and May 1, 2026 (income limits).

$1,1852-bedroom FMR, FY2027

$9821-bedroom FMR, FY2027

$66,50080% income limit, family of 4 (FY2026)

$83,100Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Hancock County is $1,185 a month, up 3.9% from $1,140 in FY2026. Hancock County belongs to the Gulfport-Biloxi, MS HUD Metro FMR Area FMR area, so the same figures apply across that area. FMRs are gross rents: rent plus all tenant-paid utilities except phone, cable and internet.

Fair market rent in Hancock County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$844	$786	+7.4%	$760 – $928
1 bedroom	$982	$923	+6.4%	$884 – $1,080
2 bedrooms	$1,185	$1,140	+3.9%	$1,067 – $1,303
3 bedrooms	$1,525	$1,471	+3.7%	$1,373 – $1,677
4 bedrooms	$1,723	$1,612	+6.9%	$1,551 – $1,895

Source: HUD Fair Market Rents FY2027 (effective October 1, 2026) and FY2026 (revised file), details.

What can a landlord charge a Section 8 tenant here?

The FMR is not a cap on what you can ask on the open market. For a Housing Choice Voucher tenant, the local housing authority sets a payment standard, normally between 90% and 110% of the FMR (or of the ZIP-level Small Area FMR where those apply). For a two-bedroom unit in Hancock County that is typically $1,067 to $1,303 including utilities. You can charge more than the payment standard if the rent passes the housing authority's rent-reasonableness test and, at move-in, the tenant's share stays within 40% of their adjusted monthly income. Ask the housing authority for its current payment standard schedule.

Can local renters afford the fair market rent?

$44,405median income of renter households

$977Median gross rent, all units

26%Rent-to-income ratio (median rent ÷ median renter income)

50%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $44,405 can afford about $1,110 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,185 is $75 (6.7%) more than that. To rent a two-bedroom at the FMR, a household needs $47,400 a year under the 30% rule, or $42,660 under the common landlord rule that income must be three times the rent.

Hancock County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$977 ±$56
Median income of renter households	$44,405 ±$7,818
Renters paying 30% or more of income (cost-burdened)	50.2% ±9.6
Renters paying 50% or more (severely cost-burdened)	24.0% ±7.9
Renter households (where the share can be computed)	3,921

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$850	$977	+14.9%
Median renter household income	$30,117	$44,405	+47.4%
Renters paying 30%+ of income	46.5%	50.2%	+3.7 pts

Rent-to-income calculator: does an applicant qualify? → · Most affordable counties to rent in this state →

Source: U.S. Census Bureau, American Community Survey 5-Year Estimates 2020–2024 and 2015–2019 (tables B25064, B25119, B25070). ± = margin of error at 90% confidence. Dollar figures are not adjusted for inflation.

Small Area FMRs by ZIP code (FY2027)

In metro areas HUD also publishes ZIP-level Small Area Fair Market Rents. Housing authorities in designated areas must use them for voucher payment standards; others may opt in. Here the two-bedroom SAFMR ranges from $1,030 to $1,650 depending on the ZIP code.

All 28 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
39426	$820	$860	$1,030	$1,330	$1,460
39466	$780	$840	$1,030	$1,330	$1,460
39470	$750	$840	$1,030	$1,330	$1,460
39501	$750	$880	$1,060	$1,360	$1,540
39502	$850	$990	$1,190	$1,530	$1,730
39503	$870	$1,010	$1,220	$1,570	$1,770
39505	$850	$990	$1,190	$1,530	$1,730
39506	$850	$990	$1,190	$1,530	$1,730
39507	$880	$1,020	$1,230	$1,580	$1,790
39520	$850	$990	$1,200	$1,540	$1,740
39522	$800	$940	$1,130	$1,450	$1,640
39525	$1,170	$1,370	$1,650	$2,120	$2,400
39529	$800	$940	$1,130	$1,450	$1,640
39530	$710	$840	$1,030	$1,330	$1,460
39531	$840	$980	$1,180	$1,520	$1,720
39532	$910	$1,010	$1,200	$1,580	$1,800
39533	$850	$990	$1,190	$1,530	$1,730
39534	$730	$840	$1,030	$1,330	$1,480
39535	$850	$990	$1,190	$1,530	$1,730
39540	$920	$1,070	$1,290	$1,660	$1,880
39556	$830	$960	$1,160	$1,490	$1,690
39560	$930	$1,080	$1,300	$1,670	$1,890
39565	$970	$980	$1,110	$1,520	$1,780
39571	$800	$940	$1,130	$1,450	$1,640
39572	$850	$990	$1,200	$1,540	$1,740
39573	$840	$860	$1,030	$1,330	$1,590
39574	$780	$900	$1,090	$1,400	$1,590
39576	$730	$850	$1,030	$1,330	$1,500

Source: HUD FY2027 Small Area FMRs (effective October 1, 2026).

HUD income limits for Hancock County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $83,100 (FY2025: $80,600, +3.1%). Small figures under each limit show the change from FY2025.

Household size	1 person	2 people	3 people	4 people	5 people	6 people	7 people	8 people
Extremely low income (30%)	$17,500 +3.2%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$54,850 +3.1%
Very low income (50%)	$29,100 +3.0%	$33,250 +3.1%	$37,400 +3.0%	$41,550 +3.1%	$44,900 +3.1%	$48,200 +3.1%	$51,550 +3.1%	$54,850 +3.1%
Low income (80%)	$46,550 +3.1%	$53,200 +3.1%	$59,850 +3.1%	$66,500 +3.1%	$71,850 +3.1%	$77,150 +3.1%	$82,500 +3.1%	$87,800 +3.1%

The 30% limit is HUD's “extremely low income” limit: the higher of 30% of median income or the federal poverty guideline, but never above the 50% limit. That is why it can rise faster than 30% of median for larger households. Tax-credit (LIHTC) properties use separate Multifamily Tax Subsidy Project limits.

Source: HUD Section 8 Income Limits FY2026 (effective May 1, 2026) and FY2025, details.