How much does Section 8 pay for a 2-bedroom in ZIP 38651?

For ZIP 38651 in DeSoto County, MS, the FY2026 two-bedroom Small Area Fair Market Rent is $1,410 per month. Local housing authorities set the Section 8 payment standard between 90% and 110% of that, roughly $1,270 to $1,550 before the tenant's utility allowance.

What are the FY2026 Section 8 rent limits for ZIP 38651?

HUD's FY2026 Small Area Fair Market Rent for ZIP 38651, by bedroom size: studio $1,150, 1-bedroom $1,260, 2-bedroom $1,410, 3-bedroom $1,860, 4-bedroom $2,170. In SAFMR metros the ZIP-level figure, not the county average, is what applies to an address here.

Which housing authority covers ZIP 38651?

Vouchers for DeSoto County are administered by Mississippi Regional Housing Authority II (MRHA II). The authority whose jurisdiction covers ZIP 38651 handles the application, the waitlist, the HAP contract, and the unit inspection.

Section 8 Rent in ZIP 38651

FY2026 Small Area Fair Market Rent for ZIP 38651 in DeSoto County, Mississippi: the exact per-bedroom rents HUD publishes for this ZIP, the estimated payment-standard range, the housing authorities that administer vouchers here, and whether a landlord can legally decline a voucher in Mississippi.

Studio

$1,150

1 BR

$1,260

2 BR

$1,410

3 BR

$1,860

4 BR

$2,170

Estimated payment standard range (2 BR)

Local PHAs set payment standards between 90% and 110% of FMR. Exact figures vary by PHA. The numbers below are the modeled range.

Low (90%)

$1,270

FMR (100%)

$1,410

High (110%)

$1,550

Gross rent before the tenant utility allowance. The PHA's published payment standard is the number that actually applies; verify with the PHA before signing a lease or HAP contract.

ZIP vs county FMR (2 BR)

ZIP 38651 at $1,410 is $136 higher than the DeSoto County county-wide 2 BR FMR of $1,274. In SAFMR metros the ZIP number is what actually applies to an address here, so a voucher stretches further in this ZIP than the county average suggests.

Can a landlord refuse Section 8 in ZIP 38651?

In most of the state, yes. Mississippi has no statewide source-of-income protection, so landlords in ZIP 38651 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.

Housing authorities serving DeSoto County

Mississippi Regional Housing Authority II (MRHA II)
Oxford · PHA code MS016
370 Section 8 units

The PHA whose jurisdiction covers ZIP 38651 handles the application, the HAP contract, and the unit inspection.

Frequently asked questions

How much does Section 8 pay for a 2-bedroom in ZIP 38651?: For ZIP 38651 in DeSoto County, MS, the FY2026 two-bedroom Small Area Fair Market Rent is $1,410 per month. Local housing authorities set the Section 8 payment standard between 90% and 110% of that, roughly $1,270 to $1,550 before the tenant's utility allowance.
What are the FY2026 Section 8 rent limits for ZIP 38651?: HUD's FY2026 Small Area Fair Market Rent for ZIP 38651, by bedroom size: studio $1,150, 1-bedroom $1,260, 2-bedroom $1,410, 3-bedroom $1,860, 4-bedroom $2,170. In SAFMR metros the ZIP-level figure, not the county average, is what applies to an address here.
Which housing authority covers ZIP 38651?: Vouchers for DeSoto County are administered by Mississippi Regional Housing Authority II (MRHA II). The authority whose jurisdiction covers ZIP 38651 handles the application, the waitlist, the HAP contract, and the unit inspection.

Find Section 8 apartments in ZIP 38651

VoucherMatch connects voucher holders with landlords who accept Section 8, and it is free for renters. Landlords: listings here reach applicants whose voucher already covers the rent above.

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DeSoto County overview All of Mississippi

SAFMR data published by HUD for FY2026. ZIP 38651 maps to DeSoto County, MS · FIPS 28033. Investors can run these numbers in the RentalCalcs voucher analyzer.