Section 8 in Clay County, MS
HUD rent limits, income limits and housing authorities for Clay County. 1 housing authority serves this county.
HUD Fair Market Rents in Clay County (FY2027)
HUD rent benchmarks for FY2027, effective October 1, 2026. These are not adopted housing-authority payment standards or household subsidy amounts. The illustration shows 90% to 110% of FMR; ZIP-based schedules, approved exceptions and Moving to Work rules can differ.
| Bedrooms | FMR | Illustration: 90% to 110% of FMR |
|---|---|---|
| Efficiency (studio) | $761 | $685 to $837 |
| 1-bedroom | $769 | $692 to $846 |
| 2-bedroom | $905 | $815 to $996 |
| 3-bedroom | $1,131 | $1,018 to $1,244 |
| 4-bedroom | $1,513 | $1,362 to $1,664 |
The two-bedroom HUD benchmark for Clay County is $905. Multiplying by 90% and 110% gives $815 to $996, not an approval range. Gross rent includes the applicable allowance for tenant-paid utilities. Your agency must calculate assistance using its adopted standard, your household and the proposed unit.
What changed from FY2026 to FY2027 in Clay County
HUD's two-bedroom Fair Market Rent for Clay County, MS rose from $842 in FY2026 to $905 in FY2027, a change of +$63 a month (+7.5%). FY2027 figures took effect on October 1, 2026.
| Bedrooms | FY2026 | FY2027 | Change |
|---|---|---|---|
| Efficiency (studio) | $708 | $761 | +$53 (+7.5%) |
| 1-bedroom | $713 | $769 | +$56 (+7.9%) |
| 2-bedroom | $842 | $905 | +$63 (+7.5%) |
| 3-bedroom | $1,159 | $1,131 | -$28 (-2.4%) |
| 4-bedroom | $1,412 | $1,513 | +$101 (+7.2%) |
The FMR is not what the voucher pays. Each housing authority sets its own payment standard. The basic range is 90% to 110% of the applicable FMR or SAFMR, with exceptions and Moving to Work policies that may differ. A HUD effective date is not a household rent-change notice. Confirm the adopted schedule and its application to your lease or reexamination with your agency.
Already renting with a voucher in Clay County? Under standard HCV rules, once the housing authority raises its payment standard, the higher amount must be used for your subsidy no later than the earliest of three dates: a rent increase that would raise your share, your next regular or interim reexamination, or one year after the increase took effect (24 CFR 982.505(c)(4)). Confirm any applicable Moving to Work policy with your agency.
Landlords: a higher FMR does not raise a contract rent by itself. You still request the increase from the housing authority, and the new rent has to pass its rent reasonableness review against comparable unassisted units.
Source: HUD Fair Market Rents, FY2026 and FY2027, huduser.gov.
Section 8 income limits in Clay County (FY2026)
To qualify for a Housing Choice Voucher, a household's gross annual income generally has to be at or below the very low income limit for its size. In Clay County that is $36,000 a year for a family of four, about $3,000 a month before taxes. HUD's area median family income here is $60,700.
| Household size | Extremely low | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $15,960 | $25,200 | $40,350 |
| 2 people | $21,640 | $28,800 | $46,100 |
| 3 people | $27,320 | $32,400 | $51,850 |
| 4 people | $33,000 | $36,000 | $57,600 |
| 5 people | $38,680 | $38,900 | $62,250 |
| 6 people | $41,800 | $41,800 | $66,850 |
| 7 people | $44,650 | $44,650 | $71,450 |
| 8 people | $47,550 | $47,550 | $76,050 |
Which column applies to you. The middle column is the eligibility line for most applicants (24 CFR 982.201). The low income column only applies in special cases, such as families already receiving federal housing assistance. Federal rules generally require at least 75% of admissions from the waiting list each year to be extremely low income families. This does not predict selection or waiting time. For a family of four here, that threshold is $33,000 or less.
Income is counted before taxes and covers the whole household. The housing authority verifies it when your name is reached on the waiting list, so what counts is your income at that point. Being under the income limit is only one part of eligibility and does not guarantee admission.
Compare your household income with Section 8 limits and see how monthly income becomes an annual estimate.
Source: HUD FY2026 Section 8 Income Limits for the Clay County, MS, huduser.gov.
Can a landlord refuse Section 8 in Clay County?
In most of the state, yes. Mississippi has no statewide source-of-income protection, so landlords in Clay County can decline Section 8 applications unless a local ordinance says otherwise.
Mississippi has no source-of-income protection
Mississippi has NO statewide source-of-income protection, no relevant local ordinances in DeSoto County (Horn Lake / Southaven). Landlords can legally decline voucher applicants. This is one of the weakest SOI environments in the country. Voucher tenants remain a good economic option (guaranteed monthly rent that often exceeds local market) — the choice is voluntary either way.
View statute →Informational only, not legal advice. Laws change, so verify current status before acting on a rejection or making a leasing decision.
Landlord and investor tools for Clay County
RentalCalcsFree calculators and guides from RentalCalcs, built by the VoucherMatch team, for landlords deciding whether to accept vouchers.
- Clay County rental market dataRents, home prices, cap rates and cash flow estimates for investors.
- Section 8 rent analyzerHUD rent benchmarks and modeled comparisons for Mississippi ZIP codes. Confirm adopted amounts with the agency.
- Compare HUD benchmarks with market rent in MississippiExplore modeled ZIP comparisons; these do not establish an approved rent or agency payment.
- Average rent in MississippiMarket rent versus HUD fair market rent by city and bedroom count.
- How Section 8 rent is calculatedFair market rent, payment standards and rent reasonableness, step by step.
- Section 8 landlord math for 2026What the payment standard changes mean for cash flow this year.
Housing authorities serving Clay County
Each PHA sets its own payment standard, runs its own waitlist, and does its own inspections. Confirm the administering agency on your voucher and whether it can serve the proposed address; a ZIP code alone does not settle jurisdiction or portability.
the Housing Authority of the City of West Point
West Point · PHA code MS059
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Frequently asked questions
- What is the income limit for Section 8 in Clay County?
- For FY2026, the very low income screening threshold in Clay County, MS is $25,200 for one person, $28,800 for two, $32,400 for three and $36,000 for a family of four. Limits vary by household size. The agency also checks other eligibility requirements and any applicable exceptions.
- What counts as extremely low income in Clay County?
- HUD's FY2026 extremely low income limit in Clay County is $15,960 for one person and $33,000 for a family of four. Housing authorities must give at least 75% of the vouchers they issue from the waiting list each year to families at or below this level.
- How much does Section 8 pay for a 2-bedroom in Clay County?
- The FY2027 two-bedroom Fair Market Rent in Clay County is $905 per month. For illustration, 90% to 110% of the benchmark is roughly $815 to $996. This is not a household rent limit. ZIP-based schedules, approved exceptions and Moving to Work rules may differ; ask your agency for its adopted standard and the unit's utility allowance.
- Who runs Section 8 in Clay County?
- Housing Choice Vouchers in Clay County are administered by the Housing Authority of the City of West Point. Each authority keeps its own waiting lists and eligibility preferences. Check each official application notice; applying to one agency does not apply to the others.
Find Section 8 apartments in Clay County
VoucherMatch connects voucher holders with landlords who accept Section 8, and it is free for renters. The administering housing authority must approve the actual unit, rent and household assistance calculation.
Nearby Mississippi counties
Voucher counts aggregated from HUD PHA jurisdiction data. Population 18,598 · FIPS 28025.