Location: Sunflower County, MS | Metro: Holmes County, MS HUD Metro FMR Area
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $760 |
| 1 Bedroom | $830 |
| 2 Bedrooms | $910 |
| 3 Bedrooms | $1,150 |
| 4 Bedrooms | $1,190 |
| 5 Bedrooms | $1,380 |
| 6 Bedrooms | $1,546 |
| 7 Bedrooms | $1,670 |
| 8 Bedrooms | $1,754 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $910 | $44,556 | 2.04% | A+ |
| 3BR | $1,150 | $71,557 | 1.61% | A+ |
| 4BR | $1,190 | $109,500 | 1.09% | B |
U.S. Census Bureau data (2024)
ZIP code 39038, located in Belzoni, MS within the Sunflower County, MS metro, exhibits characteristics that position it as a value pocket compared to typical ZIP codes in the county. The Fair Market Rent (FMR) for ZIP 39038 is set at $1030 for fiscal year 2024, which is higher than the average market rent of $640. This suggests that while government-subsidized rents are higher, actual market conditions reflect lower rental costs.
The median home value in ZIP 39038 stands at $80,414, which is notably below the typical home values in the Sunflower County metro. This indicates that property owners in 39038 might be able to offer lower rents without significantly impacting their profit margins, making it an attractive location for cost-conscious tenants.
A key indicator for potential Section 8 activity is the 41.9% renter share, which is relatively high. High renter share combined with below-average home values often points to a significant presence of Section 8 housing. This scenario can be beneficial for landlords who qualify for Section 8 tenancies, as it ensures a stable income stream regardless of the lower overall market rents.
To summarize, ZIP 39038 is positioned as a value pocket within the Sunflower County, MS metro due to its lower market rent and median home value figures. The high renter share suggests a strong demand for affordable housing, potentially driving up Section 8 participation rates. Landlords and small-portfolio investors should consider the stability provided by Section 8 tenancies in this area, despite the relatively low market rents.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.