Union 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

$60,30080% income limit, family of 4 (FY2026)

$75,400Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Union County is $905 a month, up 3.8% from $872 in FY2026. Union County belongs to the Union 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 Union County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$798	$760	+5.0%	$719 – $877
1 bedroom	$831	$795	+4.5%	$748 – $914
2 bedrooms	$905	$872	+3.8%	$815 – $995
3 bedrooms	$1,128	$1,082	+4.3%	$1,016 – $1,240
4 bedrooms	$1,189	$1,155	+2.9%	$1,071 – $1,307

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 Union 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?

$41,860median income of renter households

$865Median gross rent, all units

25%Rent-to-income ratio (median rent ÷ median renter income)

43%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $41,860 can afford about $1,047 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $905 is $142 (13.5%) less 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.

Union County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$865 ±$43
Median income of renter households	$41,860 ±$10,306
Renters paying 30% or more of income (cost-burdened)	43.3% ±7.9
Renters paying 50% or more (severely cost-burdened)	12.3% ±5.9
Renter households (where the share can be computed)	2,090

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$696	$865	+24.3%
Median renter household income	$36,132	$41,860	+15.9%
Renters paying 30%+ of income	33.5%	43.3%	+9.8 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 Union County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $75,400 (FY2025: $78,800, −4.3%). 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 −0.6%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$43,750 +1.4%	$46,750 −1.3%	$49,800 −1.2%
Very low income (50%)	$26,400 −1.3%	$30,200 −1.0%	$33,950 −1.2%	$37,700 −1.2%	$40,750 −1.1%	$43,750 −1.1%	$46,750 −1.3%	$49,800 −1.2%
Low income (80%)	$42,250 −1.2%	$48,250 −1.2%	$54,300 −1.2%	$60,300 −1.2%	$65,150 −1.2%	$69,950 −1.3%	$74,800 −1.3%	$79,600 −1.2%

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.