Section 8 Rent in ZIP 39654
FY2027 Fair Market Rent for ZIP 39654 in Lawrence County, Mississippi: HUD rent benchmarks by bedroom size, an illustrative percentage range, the housing authorities that administer vouchers here, and whether a landlord can legally decline a voucher in Mississippi.
What does the HUD rent benchmark measure in ZIP 39654?
HUD's Fair Market Rents estimate 40th-percentile gross rents for standard-quality units occupied by recent movers. Small Area FMRs provide ZIP-level estimates. These are not arithmetic average asking rents or approved voucher payments. For FY2027, that benchmark is $770 for a one-bedroom and $910 for a two-bedroom in ZIP 39654. Actual asking rents and adopted agency payment standards can differ. The full HUD benchmark table is above.
What changed from FY2026 to FY2027 in ZIP 39654
HUD's two-bedroom Fair Market Rent for ZIP 39654 rose from $840 in FY2026 to $910 in FY2027, a change of +$70 a month (+8.3%). FY2027 figures took effect on October 1, 2026.
| Bedrooms | FY2026 | FY2027 | Change |
|---|---|---|---|
| Efficiency (studio) | $640 | $760 | +$120 (+18.8%) |
| 1-bedroom | $640 | $770 | +$130 (+20.3%) |
| 2-bedroom | $840 | $910 | +$70 (+8.3%) |
| 3-bedroom | $1,070 | $1,180 | +$110 (+10.3%) |
| 4-bedroom | $1,120 | $1,190 | +$70 (+6.3%) |
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 ZIP 39654? 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.
Illustration: 90% to 110% of the HUD benchmark (2 BR)
These percentages illustrate the basic payment-standard range, not a verified agency schedule. ZIP-based policies, approved exceptions and Moving to Work rules can differ.
Gross rent includes the applicable allowance for tenant-paid utilities. Ask your administering agency for the adopted standard and household affordability calculation; neither the HUD benchmark nor this illustration is a lease approval.
ZIP vs county FMR (2 BR)
ZIP 39654 at $910 is $5 higher than the Lawrence County county-wide 2 BR FMR of $905. This is a comparison of HUD benchmarks. It does not establish the agency's adopted standard or the assistance available to a particular household.
Can a landlord refuse Section 8 in ZIP 39654?
In most of the state, yes. Mississippi has no statewide source-of-income protection, so landlords in ZIP 39654 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.
Frequently asked questions
- How much does Section 8 pay for a 2-bedroom in ZIP 39654?
- For ZIP 39654 in Lawrence County, MS, the FY2027 two-bedroom Fair Market Rent is $910 per month. For illustration, 90% to 110% of this HUD benchmark is roughly $820 to $1,000. This modeled range is not the agency's adopted schedule. The agency calculates assistance using its applicable standard, household income and unit details; gross rent includes the allowance for tenant-paid utilities.
- What are the FY2027 HUD rent benchmarks for ZIP 39654?
- HUD's FY2027 Fair Market Rent for ZIP 39654, by bedroom size: studio $760, 1-bedroom $770, 2-bedroom $910, 3-bedroom $1,180, 4-bedroom $1,190. A ZIP benchmark helps compare locations but does not establish what a voucher pays. The administering agency's adopted schedule, program rules and household calculation determine assistance.
Find Section 8 apartments in ZIP 39654
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.
Landlord and investor tools for Lawrence County
RentalCalcsFree calculators and guides from RentalCalcs, built by the VoucherMatch team, for landlords deciding whether to accept vouchers.
- Lawrence 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.
SAFMR data published by HUD for FY2027. ZIP 39654 maps to Lawrence County, MS · FIPS 28077. Investors can run these numbers in the RentalCalcs voucher analyzer.