Simpson 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).

$9052-bedroom FMR, FY2027

$8311-bedroom FMR, FY2027

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

$72,000Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Simpson County is $905 a month, up 5.5% from $858 in FY2026. Simpson County belongs to the Simpson 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 Simpson County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$798	$592	+34.8%	$719 – $877
1 bedroom	$831	$762	+9.1%	$748 – $914
2 bedrooms	$905	$858	+5.5%	$815 – $995
3 bedrooms	$1,253	$1,193	+5.0%	$1,128 – $1,378
4 bedrooms	$1,513	$1,439	+5.1%	$1,362 – $1,664

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 Simpson County that is typically $815 to $995 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?

$33,904median income of renter households

$852Median gross rent, all units

30%Rent-to-income ratio (median rent ÷ median renter income)

44%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $33,904 can afford about $848 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $905 is $57 (6.8%) more than that. To rent a two-bedroom at the FMR, a household needs $36,200 a year under the 30% rule, or $32,580 under the common landlord rule that income must be three times the rent.

Simpson County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$852 ±$60
Median income of renter households	$33,904 ±$10,640
Renters paying 30% or more of income (cost-burdened)	43.8% ±4.0
Renters paying 50% or more (severely cost-burdened)	24.0% ±6.8
Renter households (where the share can be computed)	1,442

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$660	$852	+29.1%
Median renter household income	$22,813	$33,904	+48.6%
Renters paying 30%+ of income	56.7%	43.8%	−12.9 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 $1,080 depending on the ZIP code.

All 9 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
39044	$790	$820	$910	$1,220	$1,450
39062	$800	$830	$910	$1,250	$1,510
39073	$920	$930	$1,080	$1,290	$1,430
39082	$840	$850	$980	$1,200	$1,350
39111	$810	$840	$920	$1,260	$1,520
39114	$830	$870	$950	$1,300	$1,550
39119	$760	$770	$910	$1,100	$1,300
39140	$870	$890	$1,040	$1,360	$1,490
39149	$840	$870	$980	$1,310	$1,500

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

HUD income limits for Simpson County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $72,000 (FY2025: $70,300, +2.4%). 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 +2.7%	$41,800 +2.5%	$44,650 +2.4%	$47,550 +2.5%
Very low income (50%)	$25,200 +2.2%	$28,800 +2.3%	$32,400 +2.4%	$36,000 +2.4%	$38,900 +2.4%	$41,800 +2.5%	$44,650 +2.4%	$47,550 +2.5%
Low income (80%)	$40,350 +2.4%	$46,100 +2.4%	$51,850 +2.4%	$57,600 +2.4%	$62,250 +2.5%	$66,850 +2.5%	$71,450 +2.4%	$76,050 +2.4%

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.