Marshall 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).

$1,1062-bedroom FMR, FY2027

$8451-bedroom FMR, FY2027

$57,60080% income limit, family of 4 (FY2026)

$69,300Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Marshall County is $1,106 a month, down 0.4% from $1,110 in FY2026. Marshall County belongs to the Marshall County, 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 Marshall County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$840	$840	±0.0%	$756 – $924
1 bedroom	$845	$846	−0.1%	$761 – $929
2 bedrooms	$1,106	$1,110	−0.4%	$996 – $1,216
3 bedrooms	$1,318	$1,331	−1.0%	$1,187 – $1,449
4 bedrooms	$1,849	$1,835	+0.8%	$1,665 – $2,033

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 Marshall County that is typically $996 to $1,216 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?

$33,722median income of renter households

$868Median gross rent, all units

31%Rent-to-income ratio (median rent ÷ median renter income)

61%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $33,722 can afford about $843 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,106 is $263 (31.2%) more than that. To rent a two-bedroom at the FMR, a household needs $44,240 a year under the 30% rule, or $39,816 under the common landlord rule that income must be three times the rent.

Marshall County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$868 ±$107
Median income of renter households	$33,722 ±$9,456
Renters paying 30% or more of income (cost-burdened)	60.6% ±7.3
Renters paying 50% or more (severely cost-burdened)	33.5% ±8.2
Renter households (where the share can be computed)	2,080

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$722	$868	+20.2%
Median renter household income	$31,071	$33,722	+8.5%
Renters paying 30%+ of income	37.5%	60.6%	+23.1 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.

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 $1,000 to $1,790 depending on the ZIP code.

All 11 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
38611	$1,040	$1,070	$1,340	$1,640	$2,200
38618	$890	$900	$1,170	$1,410	$1,540
38633	$820	$880	$1,000	$1,200	$1,660
38634	$840	$850	$1,110	$1,320	$1,860
38635	$770	$780	$1,000	$1,210	$1,670
38642	$760	$770	$1,000	$1,200	$1,660
38649	$840	$850	$1,110	$1,320	$1,860
38654	$1,510	$1,640	$1,790	$2,360	$2,730
38659	$800	$820	$1,020	$1,230	$1,660
38661	$900	$920	$1,160	$1,400	$1,920
38685	$950	$950	$1,120	$1,390	$1,660

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

HUD income limits for Marshall County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $69,300 (FY2025: $69,000, +0.4%). 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 +2.0%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +3.6%	$41,800 +4.2%	$44,650 +4.2%	$47,550 +4.2%
Very low income (50%)	$25,200 +4.1%	$28,800 +4.2%	$32,400 +4.2%	$36,000 +4.2%	$38,900 +4.1%	$41,800 +4.2%	$44,650 +4.2%	$47,550 +4.2%
Low income (80%)	$40,350 +4.1%	$46,100 +4.2%	$51,850 +4.1%	$57,600 +4.2%	$62,250 +4.2%	$66,850 +4.2%	$71,450 +4.2%	$76,050 +4.2%

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.