Stone 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).

$1,0472-bedroom FMR, FY2027

$8821-bedroom FMR, FY2027

$66,70080% income limit, family of 4 (FY2026)

$84,800Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Stone County is $1,047 a month, up 8.0% from $969 in FY2026. Stone County belongs to the Stone 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 Stone County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$871	$734	+18.7%	$784 – $958
1 bedroom	$882	$739	+19.4%	$794 – $970
2 bedrooms	$1,047	$969	+8.0%	$943 – $1,151
3 bedrooms	$1,248	$1,162	+7.4%	$1,124 – $1,372
4 bedrooms	$1,570	$1,432	+9.6%	$1,413 – $1,727

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 Stone County that is typically $943 to $1,151 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?

$41,130median income of renter households

$936Median gross rent, all units

27%Rent-to-income ratio (median rent ÷ median renter income)

49%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $41,130 can afford about $1,028 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,047 is $19 (1.8%) more than that. To rent a two-bedroom at the FMR, a household needs $41,880 a year under the 30% rule, or $37,692 under the common landlord rule that income must be three times the rent.

Stone County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$936 ±$53
Median income of renter households	$41,130 ±$8,203
Renters paying 30% or more of income (cost-burdened)	49.0% ±16.1
Renters paying 50% or more (severely cost-burdened)	18.7% ±8.8
Renter households (where the share can be computed)	1,145

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$680	$936	+37.6%
Median renter household income	$31,438	$41,130	+30.8%
Renters paying 30%+ of income	33.9%	49.0%	+15.1 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 $950 to $1,090 depending on the ZIP code.

All 5 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
39455	$760	$890	$1,050	$1,350	$1,400
39561	$740	$790	$950	$1,160	$1,390
39573	$840	$860	$1,030	$1,330	$1,590
39574	$780	$900	$1,090	$1,400	$1,590
39577	$880	$920	$1,090	$1,320	$1,600

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

HUD income limits for Stone County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $84,800 (FY2025: $81,900, +3.5%). 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%)	$17,500 +9.7%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +6.4%	$55,050 +9.9%
Very low income (50%)	$29,200 +10.0%	$33,350 +9.9%	$37,550 +10.0%	$41,700 +9.9%	$45,050 +9.9%	$48,400 +9.9%	$51,750 +10.0%	$55,050 +9.9%
Low income (80%)	$46,700 +9.9%	$53,400 +9.9%	$60,050 +9.9%	$66,700 +9.9%	$72,050 +9.8%	$77,400 +9.9%	$82,750 +9.9%	$88,050 +9.9%

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.