Yazoo 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).

$1,0162-bedroom FMR, FY2027

$7771-bedroom FMR, FY2027

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

$60,100Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Yazoo County is $1,016 a month, up 3.3% from $984 in FY2026. Yazoo County belongs to the Yazoo 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 Yazoo County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$772	$745	+3.6%	$695 – $849
1 bedroom	$777	$750	+3.6%	$700 – $854
2 bedrooms	$1,016	$984	+3.3%	$915 – $1,117
3 bedrooms	$1,330	$1,209	+10.0%	$1,197 – $1,463
4 bedrooms	$1,335	$1,303	+2.5%	$1,202 – $1,468

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 Yazoo County that is typically $915 to $1,117 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?

$25,625median income of renter households

$790Median gross rent, all units

37%Rent-to-income ratio (median rent ÷ median renter income)

56%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $25,625 can afford about $641 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,016 is $375 (58.6%) more than that. To rent a two-bedroom at the FMR, a household needs $40,640 a year under the 30% rule, or $36,576 under the common landlord rule that income must be three times the rent.

Yazoo County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$790 ±$110
Median income of renter households	$25,625 ±$5,503
Renters paying 30% or more of income (cost-burdened)	55.5% ±11.3
Renters paying 50% or more (severely cost-burdened)	31.0% ±10.5
Renter households (where the share can be computed)	2,797

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$636	$790	+24.2%
Median renter household income	$20,424	$25,625	+25.5%
Renters paying 30%+ of income	55.8%	55.5%	−0.3 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 $1,210 depending on the ZIP code.

All 10 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
39039	$840	$850	$1,080	$1,400	$1,460
39040	$900	$910	$1,190	$1,560	$1,560
39088	$760	$790	$950	$1,220	$1,250
39095	$800	$830	$910	$1,250	$1,490
39146	$1,050	$1,080	$1,210	$1,610	$1,880
39162	$830	$830	$1,080	$1,410	$1,420
39166	$780	$820	$940	$1,220	$1,290
39173	$770	$780	$1,020	$1,340	$1,340
39179	$870	$870	$1,140	$1,490	$1,500
39194	$750	$750	$980	$1,280	$1,290

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

HUD income limits for Yazoo County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $60,100 (FY2025: $58,900, +2.0%). 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.