Warren 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).

$1,0192-bedroom FMR, FY2027

$8411-bedroom FMR, FY2027

$67,75080% income limit, family of 4 (FY2026)

$84,700Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Warren County is $1,019 a month, up 6.9% from $953 in FY2026. Warren County belongs to the Warren 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 Warren County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$836	$800	+4.5%	$753 – $919
1 bedroom	$841	$805	+4.5%	$757 – $925
2 bedrooms	$1,019	$953	+6.9%	$918 – $1,120
3 bedrooms	$1,262	$1,181	+6.9%	$1,136 – $1,388
4 bedrooms	$1,339	$1,336	+0.2%	$1,206 – $1,472

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 Warren County that is typically $918 to $1,120 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?

$38,571median income of renter households

$888Median gross rent, all units

28%Rent-to-income ratio (median rent ÷ median renter income)

45%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $38,571 can afford about $964 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,019 is $55 (5.7%) more than that. To rent a two-bedroom at the FMR, a household needs $40,760 a year under the 30% rule, or $36,684 under the common landlord rule that income must be three times the rent.

Warren County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$888 ±$78
Median income of renter households	$38,571 ±$4,428
Renters paying 30% or more of income (cost-burdened)	45.4% ±5.3
Renters paying 50% or more (severely cost-burdened)	21.4% ±5.1
Renter households (where the share can be computed)	4,237

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$720	$888	+23.3%
Median renter household income	$24,004	$38,571	+60.7%
Renters paying 30%+ of income	53.2%	45.4%	−7.8 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 Warren County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $84,700 (FY2025: $83,600, +1.3%). 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%)	$17,800 +6.3%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +6.0%
Very low income (50%)	$29,650 +6.3%	$33,900 +6.4%	$38,150 +6.6%	$42,350 +6.4%	$45,750 +6.4%	$49,150 +6.4%	$52,550 +6.5%	$55,950 +6.5%
Low income (80%)	$47,450 +6.4%	$54,200 +6.4%	$61,000 +6.5%	$67,750 +6.4%	$73,200 +6.5%	$78,600 +6.4%	$84,050 +6.5%	$89,450 +6.4%

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.