Scott 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).

$1,0262-bedroom FMR, FY2027

$8491-bedroom FMR, FY2027

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

$59,000Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Scott County is $1,026 a month, up 7.8% from $952 in FY2026. Scott County belongs to the Scott 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 Scott County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$844	$790	+6.8%	$760 – $928
1 bedroom	$849	$795	+6.8%	$765 – $933
2 bedrooms	$1,026	$952	+7.8%	$924 – $1,128
3 bedrooms	$1,222	$1,141	+7.1%	$1,100 – $1,344
4 bedrooms	$1,348	$1,260	+7.0%	$1,214 – $1,482

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 Scott County that is typically $924 to $1,128 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?

$30,259median income of renter households

$888Median gross rent, all units

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

39%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $30,259 can afford about $756 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,026 is $270 (35.6%) more than that. To rent a two-bedroom at the FMR, a household needs $41,040 a year under the 30% rule, or $36,936 under the common landlord rule that income must be three times the rent.

Scott County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$888 ±$75
Median income of renter households	$30,259 ±$9,753
Renters paying 30% or more of income (cost-burdened)	39.4% ±6.4
Renters paying 50% or more (severely cost-burdened)	18.5% ±5.8
Renter households (where the share can be computed)	2,009

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$707	$888	+25.6%
Median renter household income	$24,608	$30,259	+23.0%
Renters paying 30%+ of income	49.4%	39.4%	−10.0 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 $910 to $1,100 depending on the ZIP code.

All 10 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
39057	$820	$830	$980	$1,170	$1,280
39074	$840	$850	$1,020	$1,220	$1,340
39092	$750	$750	$910	$1,080	$1,190
39094	$850	$860	$1,020	$1,210	$1,340
39117	$880	$880	$1,060	$1,270	$1,400
39145	$910	$920	$1,070	$1,270	$1,410
39152	$850	$850	$1,020	$1,220	$1,350
39189	$920	$930	$1,100	$1,310	$1,440
39359	$810	$820	$990	$1,180	$1,300
39365	$760	$800	$910	$1,150	$1,230

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

HUD income limits for Scott County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $59,000 (FY2025: $61,600, −4.2%). 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.