FY2026 Fair Market Rents — Smith County, MS
The HUD-published Fair Market Rents for FY2026 in this area are:
Studio
$727
1BR
$768
2BR
$842
3BR
$1,012
4BR
$1,118
Hours/week at min wage
90 hrs
to afford the 2BR FMR @ $7.25/hr (federal)
YoY change (2BR)
-9.8%
$91 vs FY2025 · 5-yr +23.1%
Voucher payment standard
$758–$926
PHAs set HCV payment at 90–110% of the 2BR FMR
Smith County, MS
Non-Metropolitan area · MS · View full history · Income limits · LIHTC rents
FY2026 Fair Market Rents
| Bedroom Size | Monthly FMR | Annual Equivalent |
|---|---|---|
| Efficiency (Studio) | $727 | $8,724 |
| 1-Bedroom | $768 | $9,216 |
| 2-Bedroom | $842 | $10,104 |
| 3-Bedroom | $1,012 | $12,144 |
| 4-Bedroom | $1,118 | $13,416 |
Recent 2-Bedroom FMR Trend
FY2020 $657 → FY2026 $842
| Fiscal Year | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| FY2026 | $727 | $768 | $842 | $1,012 | $1,118 |
| FY2025 | $807 | $843 | $933 | $1,124 | $1,242 |
| FY2024 | $775 | $804 | $903 | $1,092 | $1,219 |
| FY2023 | $643 | $674 | $766 | $932 | $1,041 |
| FY2022 | $532 | $536 | $705 | $871 | $970 |
| FY2021 | $451 | $519 | $684 | $851 | $945 |
| FY2020 | $428 | $499 | $657 | $899 | $915 |
View full FMR history back to FY2000 →
FY2026 Income Limits
Area Median Income (AMI): $75,900
| AMI Level | 1p | 2p | 3p | 4p | 5p | 6p |
|---|---|---|---|---|---|---|
| 30% AMI (Extremely Low) | $15,960 | $21,640 | $27,320 | $33,000 | $38,680 | $44,050 |
| 50% AMI (Very Low) | $26,600 | $30,400 | $34,200 | $37,950 | $41,000 | $44,050 |
| 80% AMI (Low) | $42,500 | $48,600 | $54,650 | $60,700 | $65,600 | $70,450 |
Full income limits table (all 8 household sizes) →
Affordability Snapshot
2BR Annual FMR
$10,104/yr
FMR as % of Area Median Income
13.3% of AMI
Under 30% — affordable at median income
Income Needed (30% rule, 2BR)
$33,680/yr
$2,807/mo gross income
FY2026 LIHTC Maximum Rents
Maximum gross rents for Low-Income Housing Tax Credit units, by income band. Full LIHTC details →
| AMI Band | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| 50% AMI Maximum | $664 | $759 | $853 | $1,024 | $1,100 |
| 60% AMI Maximum | $796 | $910 | $1,024 | $1,229 | $1,320 |
FY2026 HOME Program Rent Limits
Maximum rents for HOME Investment Partnerships–funded units. High HOME rents apply to most assisted units; Low HOME rents apply to the lowest-income set-aside units. Full HOME rent details →
| Limit Type | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| High HOME Rent | $727 | $768 | $842 | $1,012 | $1,118 |
| Low HOME Rent | $665 | $760 | $855 | $948 | $1,025 |
Compare Smith County, MS With Other MS Metros
vs. Benton County, MS HUD Metro FMR Area
vs. Covington County, MS HUD Metro FMR Area
vs. Gulfport-Biloxi, MS HUD Metro FMR Area
vs. Hattiesburg, MS MSA
vs. Holmes County, MS HUD Metro FMR Area