Mississippi · FIPS 28009 · HUD FY 2027
Benton County, Mississippi Fair Market Rent
HUD’s FY 2027 Fair Market Rent for a 2-bedroom in Benton County is $905 a month (rent plus utilities), 17% below the Mississippi average of $1,087 and 49% below the U.S. average of $1,761. That is up $63 (7.5%) from FY 2026. At 30% of income, a household needs about $36,200 a year to afford it.
- $9052-bedroom FMR+$63 (+7.5%) vs FY 2026
- $8271-bedroom FMRMississippi: $928 · U.S.: $1,478
- $36,200Income for a 2-bedroom$17/hour full-time
- 35 of 822BR rank in Mississippi1 = highest rent
| Unit | Benton County FY 2027 | FY 2026 | Change | Mississippi avg | U.S. avg | Income needed |
|---|---|---|---|---|---|---|
| Studio | $767 | $727 | +$40 (+5.5%) | $883 | $1,379 | $30,680 |
| 1 bedroom | $827 | $768 | +$59 (+7.7%) | $928 | $1,478 | $33,080 |
| 2 bedrooms | $905 | $842 | +$63 (+7.5%) | $1,087 | $1,761 | $36,200 |
| 3 bedrooms | $1,127 | $1,157 | −$30 (−2.6%) | $1,371 | $2,266 | $45,080 |
| 4 bedrooms | $1,377 | $1,284 | +$93 (+7.2%) | $1,518 | $2,607 | $55,080 |
How Benton County compares
- HUD sets this rent for the Benton County, MS metro FMR area, which covers 7,589 residents in 1 county.
- Across Mississippi, 2-bedroom FMRs run from $905 (Yalobusha County) to $1,316 (Forrest County).
- Studio to 4-bedroom: $767, $827, $905, $1,127, $1,377. HUD derives the other sizes from the 2-bedroom figure with fixed ratios, adjusted where local data warrant.
- HUD also publishes ZIP-level Small Area FMRs. For the 4 ZIP codes mostly in Benton County (by land area), the 2-bedroom figure ranges from $910 to $1,000.
Small Area FMRs by ZIP code in Benton County
| ZIP | Studio | 1BR | 2BR | 3BR | 4BR | 2BR vs FY 2026 | 2BR vs area FMR |
|---|---|---|---|---|---|---|---|
| 38603 | $770 | $830 | $910 | $1,160 | $1,380 | −$20 (−2.2%) | 1% above |
| 38633 | $820 | $880 | $1,000 | $1,200 | $1,660 | −$20 (−2.0%) | 10% above |
| 38642 | $760 | $770 | $1,000 | $1,200 | $1,660 | −$20 (−2.0%) | 10% above |
| 38647 | $760 | $810 | $940 | $1,180 | $1,410 | +$50 (+5.6%) | 4% above |
Sources
- U.S. Department of Housing and Urban Development, HUD User Fair Market Rents: FY 2027 FMRs (file dated August 26, 2026) and FY 2026 FMRs (file dated April 21, 2026).
- HUD User Small Area Fair Market Rents: FY 2027 SAFMRs (file dated August 31, 2026) and FY 2026 SAFMRs (file dated April 21, 2026).
- ZIP-to-county assignment: Census Bureau 2020 ZCTA-to-county relationship file (file dated December 9, 2021), largest land-area overlap.
Fair Market Rents are HUD’s estimate of gross rent (rent plus utilities) for a modest unit, set at the 40th percentile of recent-mover rents. FY 2027 is HUD’s fiscal year beginning October 1, 2026. Housing authorities set voucher payment standards from these figures; check yours.