Lee 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).

$1,0442-bedroom FMR, FY2027

$9241-bedroom FMR, FY2027

$62,70080% income limit, family of 4 (FY2026)

$75,700Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Lee County is $1,044 a month, up 5.0% from $994 in FY2026. Lee County belongs to the Lee 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 Lee County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$921	$847	+8.7%	$829 – $1,013
1 bedroom	$924	$852	+8.5%	$832 – $1,016
2 bedrooms	$1,044	$994	+5.0%	$940 – $1,148
3 bedrooms	$1,319	$1,257	+4.9%	$1,188 – $1,450
4 bedrooms	$1,372	$1,316	+4.3%	$1,235 – $1,509

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 Lee County that is typically $940 to $1,148 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?

$32,500median income of renter households

$957Median gross rent, all units

35%Rent-to-income ratio (median rent ÷ median renter income)

54%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $32,500 can afford about $813 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,044 is $232 (28.5%) more than that. To rent a two-bedroom at the FMR, a household needs $41,760 a year under the 30% rule, or $37,584 under the common landlord rule that income must be three times the rent.

Lee County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$957 ±$38
Median income of renter households	$32,500 ±$3,842
Renters paying 30% or more of income (cost-burdened)	54.4% ±6.0
Renters paying 50% or more (severely cost-burdened)	26.2% ±4.8
Renter households (where the share can be computed)	8,444

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$752	$957	+27.3%
Median renter household income	$29,381	$32,500	+10.6%
Renters paying 30%+ of income	47.0%	54.4%	+7.4 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 Lee County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $75,700 (FY2025: $95,900, −21.1%). 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%)	$16,450 −5.2%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$48,650 ±0.0%	$51,750 −4.4%
Very low income (50%)	$27,500 −4.8%	$31,400 −4.8%	$35,300 −5.0%	$39,200 −5.0%	$42,350 −4.9%	$45,500 −4.9%	$48,650 −4.9%	$51,750 −5.0%
Low income (80%)	$43,900 −5.0%	$50,200 −4.9%	$56,450 −5.0%	$62,700 −5.0%	$67,750 −5.0%	$72,800 −5.0%	$77,800 −4.9%	$82,800 −5.0%

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.