Jones 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).

$9862-bedroom FMR, FY2027

$7541-bedroom FMR, FY2027

$57,85080% income limit, family of 4 (FY2026)

$72,300Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Jones County is $986 a month, up 7.5% from $917 in FY2026. Jones County belongs to the Jones County, MS FMR area (non-metro county), 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 Jones County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$749	$694	+7.9%	$675 – $823
1 bedroom	$754	$699	+7.9%	$679 – $829
2 bedrooms	$986	$917	+7.5%	$888 – $1,084
3 bedrooms	$1,175	$1,099	+6.9%	$1,058 – $1,292
4 bedrooms	$1,559	$1,247	+25.0%	$1,404 – $1,714

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 Jones County that is typically $888 to $1,084 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?

$35,828median income of renter households

$869Median gross rent, all units

29%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 $35,828 can afford about $896 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $986 is $90 (10.1%) more than that. To rent a two-bedroom at the FMR, a household needs $39,440 a year under the 30% rule, or $35,496 under the common landlord rule that income must be three times the rent.

Jones County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$869 ±$41
Median income of renter households	$35,828 ±$3,728
Renters paying 30% or more of income (cost-burdened)	50.1% ±8.7
Renters paying 50% or more (severely cost-burdened)	20.7% ±8.1
Renter households (where the share can be computed)	4,902

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$690	$869	+25.9%
Median renter household income	$22,321	$35,828	+60.5%
Renters paying 30%+ of income	55.2%	50.1%	−5.1 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.

HUD income limits for Jones County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $72,300 (FY2025: $75,600, −4.4%). 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%)	$15,960 +1.7%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$41,950 −2.8%	$44,850 −3.2%	$47,750 −3.1%
Very low income (50%)	$25,350 −3.1%	$28,950 −3.0%	$32,550 −3.1%	$36,150 −3.2%	$39,050 −3.2%	$41,950 −3.2%	$44,850 −3.2%	$47,750 −3.1%
Low income (80%)	$40,500 −3.1%	$46,300 −3.1%	$52,100 −3.1%	$57,850 −3.1%	$62,500 −3.1%	$67,150 −3.1%	$71,750 −3.1%	$76,400 −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.