Location: Webster County, MS | Metro: Calhoun County, MS
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 | $690 |
| 1 Bedroom | $690 |
| 2 Bedrooms | $910 |
| 3 Bedrooms | $1,120 |
| 4 Bedrooms | $1,220 |
| 5 Bedrooms | $1,415 |
| 6 Bedrooms | $1,585 |
| 7 Bedrooms | $1,712 |
| 8 Bedrooms | $1,798 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $910 | $101,301 | 0.9% | C |
| 3BR | $1,120 | $149,960 | 0.75% | D |
| 4BR | $1,220 | $224,141 | 0.54% | F |
U.S. Census Bureau data (2024)
ZIP code 39744, located in Eupora, MS, is part of the broader Webster County, MS metro area. Its Fair Market Rent (FMR) for fiscal year 2026 stands at $870, which is higher than the market rent of $669. This indicates that while the government's rental assistance rates are set above the local market average, landlords participating in the Section 8 program can still find it profitable due to the subsidized rents.
The median home value in ZIP 39744 is $139,054, which is likely reflective of the overall housing market conditions in Webster County. The renter share in this ZIP code is 24.0%, suggesting a significant portion of residents rely on rental properties, including those potentially supported by Section 8 vouchers.
To determine if ZIP 39744 is a value pocket, mid-tier neighborhood, or a premium sub-market within its metro, we must consider how these figures compare to other ZIP codes in Webster County. The FMR of $870 exceeds the market rent of $669, indicating that this ZIP might be slightly more expensive for renters than the average. However, the home value of $139,054 suggests that property ownership remains relatively affordable compared to other areas in the county.
The combination of a high renter share with below-average home values could signal an attractive opportunity for landlords and small-portfolio investors interested in the Section 8 program. This configuration often points to a "sweet spot" where there is a strong demand for affordable rentals and the cost of property acquisition remains manageable.
In conclusion, ZIP 39744 appears to be a mid-tier neighborhood within the Webster County, MS metro, offering a balance between slightly elevated rental rates and affordable home values. For those considering Section 8 investments, the presence of a substantial renter base alongside lower property costs makes it a promising area to explore.
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.