Section 8 Fair Market Rent (FMR) for ZIP 39090 - 2027

Location: Winston County, MS | Metro: Attala County, MS

Investment Score for ZIP 39090

Monthly Rent (2BR)

$920

Median Price (2BR)

$67,741

1% Rule

1.36%

Annual Yield

16.3%

Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)

FY 2027 Fair Market Rent Rates

Unit Size	Monthly FMR
Studio	$730
1 Bedroom	$730
2 Bedrooms	$920
3 Bedrooms	$1,190
4 Bedrooms	$1,200
5 Bedrooms	$1,392
6 Bedrooms	$1,559
7 Bedrooms	$1,684
8 Bedrooms	$1,768

Investment Analysis by Bedroom Size

Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)

Bedrooms	Monthly FMR	Median Price	1% Rule	Grade
2BR	$920	$67,741	1.36%	A
3BR	$1,190	$118,738	1%	B
4BR	$1,200	$197,862	0.61%	D

Demographics & Housing Statistics

U.S. Census Bureau data (2024)

Population

12,022

Median Household Income

$48,036

Housing Units

5,424

Renter Percentage

31.8%

Occupancy Rate

84.6%

Renter Occupied

1,458

The economics of Section 8 housing in ZIP code 39090, which includes Kosciusko, MS, and Attala County, are straightforward. The SAFMR (Small Area Fair Market Rent) for a two-bedroom apartment in this ZIP code for fiscal year 2026 is set at $930. This SAFMR represents the maximum amount that the Housing Choice Voucher program will pay for a unit of this size in this specific area.

Local market rents for a similar two-bedroom unit, according to Census ACS data, average $822. This means that the SAFMR is above the local market rent, offering landlords a slight premium if they choose to participate in the Section 8 program.

When a landlord signs up for the Section 8 program, the reimbursement structure is designed to cover most of the tenant's rent. Here's how it works:

The voucher holder pays 30% of their adjusted income towards rent. For simplicity, let's assume a monthly income of $1,500, meaning the tenant would contribute $450 towards rent.
The remaining balance is covered by the government, up to the SAFMR limit of $930. In this case, the government would reimburse the landlord $480, making the total rent collected $930 ($450 from the tenant + $480 from the government).
In addition to the base rent, there are utility allowances. These vary but typically add an additional $200-$300 to the total reimbursement, depending on the actual utilities used by the tenant.

Given these specifics, a landlord can expect a voucher reimbursement that closely matches the SAFMR. If the tenant's share plus the government subsidy equals the SAFMR, then the landlord receives the full $930. However, if the combined amounts exceed the SAFMR, the landlord still only receives up to the SAFMR cap.

Considering the local market rent of $822, the typical reimbursement under a Section 8 voucher for a two-bedroom unit in ZIP 39090 would result in a surplus for the landlord. The difference between the SAFMR and the market rent is $108, meaning landlords participating in the program would receive an additional $108 per month compared to the typical local rental rates.

Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). 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.