Renting · Section 8
Data from November 2026
Renting in Clay County, Mississippi
Clay County has a HUD fair market rent of $905 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $817 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $17.40 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $905
- a month, HUD, Fiscal year 2027
- 17% less than in Mississippi
- Typical rent
- $817
- a month, Census, Average 2020–2024
- 14% less than in Mississippi
- Wage needed
- $17.40
- an hour, 2 bedrooms
- Or $36,200 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 53%
- spend 30% or more of income on rent
- 3% more than in Mississippi
Only here
Renting in Clay County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Among the neighboring counties, Webster County has the lowest typical rent ($632), 23% below the $817 in Clay County.
Sources: U.S. Census Bureau (Average 2020–2024).
Fair market rent
What HUD sets for each size
Every year HUD (the U.S. Department of Housing and Urban Development) publishes a Fair Market Rent (FMR) for each home size in Clay County. It is used to work out how much a Section 8 voucher covers. The table shows what you need to earn to pay it without spending more than 30% of income.
The fair market rent covers rent plus basic utilities, except the phone. HUD generally sets it at the 40th percentile: 4 in 10 standard-quality homes rented recently cost less. 24 CFR §888.113(a)
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $761 | $14.63 | $30,440 |
| 1 bedroom | $769 | $14.79 | $30,760 |
| 2 bedrooms | $905 | $17.40 | $36,200 |
| 3 bedrooms | $1,131 | $21.75 | $45,240 |
| 4 bedrooms | $1,513 | $29.10 | $60,520 |
HUD area: Clay County, MS. Source: HUD, Fiscal year 2027
By ZIP code
The fair market rent for your ZIP code
HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 9 ZIP codes in Clay County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $910 in 39741 to $950 in 39755. 9 ZIP codes are above the county's fair market rent ($905).
Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses. 24 CFR §982.503(a)(1)
| 39741 | Clay County, MS | $760 | $770 | $910 | $1,130 | $1,510 |
|---|---|---|---|---|---|---|
| 39755 | Clay County, MS | $790 | $810 | $950 | $1,210 | $1,350 |
| 39755 | Oktibbeha County, MS | $790 | $810 | $950 | $1,210 | $1,350 |
| 39755 | Webster County, MS | $790 | $810 | $950 | $1,210 | $1,350 |
| 39756 | Chickasaw County, MS | $750 | $760 | $920 | $1,140 | $1,320 |
| 39756 | Clay County, MS | $750 | $760 | $920 | $1,140 | $1,320 |
| 39756 | Monroe County, MS | $750 | $760 | $920 | $1,140 | $1,320 |
| 39773 | Clay County, MS | $770 | $780 | $920 | $1,150 | $1,540 |
| 39773 | Monroe County, MS | $770 | $780 | $920 | $1,150 | $1,540 |
- 39741 · Clay County, MS $910$1,130
- 39755 · Clay County, MS $950$1,210
- 39755 · Oktibbeha County, MS $950$1,210
- 39755 · Webster County, MS $950$1,210
- 39756 · Chickasaw County, MS $920$1,140
- 39756 · Clay County, MS $920$1,140
- 39756 · Monroe County, MS $920$1,140
- 39773 · Clay County, MS $920$1,150
- 39773 · Monroe County, MS $920$1,150
Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)
Rent burden
How many households spend too much
HUD counts rent as a burden when it reaches 30% of income or more. In Clay County, 53% of renter households are in that position; in Mississippi, 51%, and nationwide, 51% (Average 2020–2024, Census).
Paying too much rent leaves little for food, transportation and savings. If that is you, the agencies below can guide you for free.
53%
of renter households spend 30% or more of their income on rent.
2,238 households rent in Clay County
- Spend half or more of their income 30%
- Spend 30% or more, but less than half 23%
- Spend less than 30% 47%
Compared with the state and the country
- Clay 53%
- Mississippi 51%
- United States 51%
Low-income apartments
Low-income apartments in Clay County
HUD lists 8 properties with homes for low-income households in Clay County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 5
- HUD-assisted
- 5
465 homes in all; 447 of them low-income, according to HUD.
- West Point Housing Authority HUD-assisted 980 E Brame Ave, West Point 39773 166 low-income homes · For families · (662) 495-2004
- Windale Apts II Tax credit (LIHTC) · HUD-assisted 530 Waide Rd, West Point 39773 72 low-income homes · 1 bd: 16 · 2 bd: 20 · 3 bd: 24 · 4 bd: 12 · In service since 2014 · For older adults, families · (662) 494-7528
- Ridgewood East HUD-assisted 1311 E Main, West Point 39773 72 homes, 68 low-income · For families · (662) 494-7862
- Dunlap Acres Tax credit (LIHTC) · HUD-assisted 515 Dunlap RD, West Point 39773 50 low-income homes · 2 bd: 34 · 3 bd: 16 · In service since 1997 · For people with disabilities, families · (662) 494-6912
- Point Place Apts Tax credit (LIHTC) 181 N Forest St, West Point 39773 40 low-income homes · 1 bd: 8 · 2 bd: 16 · 3 bd: 16 · In service since 2014 · For families
- Green Oaks Apts Tax credit (LIHTC) 820 N Eshman Ave, West Point 39773 24 low-income homes · 1 bd: 16 · 2 bd: 8 · In service since 1992 · For older adults
- River Heights Apartments HUD-assisted 210 N Jackson ST, West Point 39773 14 low-income homes · For people with disabilities · (662) 494-9155
- Henry Clay Retirement Housing Tax credit (LIHTC) 133 Commerce ST, West Point 39773 27 homes, 13 low-income · 1 bd: 24 · 2 bd: 3 · In service since 1995 · For older adults
2 properties have two programs at the same address and appear once. Search HUD's map
Source: HUD, retrieved November 6, 2026. LIHTC database, updated May 14, 2025; Assisted multifamily properties, updated October 23, 2026; Public housing developments, updated October 23, 2026.
Section 8
The Section 8 voucher in Clay County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 1 agency serves in Clay County. Here is what the rules say:
The rules, with their source
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You apply at the public housing agency. If you qualify, your name usually goes on a waiting list. Applicants must be U.S. citizens or noncitizens with eligible status as HUD defines it. Source: HUD
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Generally, your family must have very low income: no more than 50% of the area median income, by family size (the middle column of the table). Source: 24 CFR §5.603, §982.201(b)
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Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). Source: 24 CFR §982.201(b)(2)
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If the rent is below the payment standard, the family generally pays 30% of its adjusted monthly income. If it is above, the family pays more. Source: 24 CFR §982.1(a)(3)
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When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. Source: 24 CFR §982.508
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Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. Source: 24 CFR §982.503(b), (c)
| People | Extremely low (30%) | Very low (50%) | Low |
|---|---|---|---|
| 1 person | $15,960 | $25,200 | $40,350 |
| 2 people | $21,640 | $28,800 | $46,100 |
| 3 people | $27,320 | $32,400 | $51,850 |
| 4 people | $33,000 | $36,000 | $57,600 |
| 5 people | $38,680 | $38,900 | $62,250 |
| 6 people | $41,800 | $41,800 | $66,850 |
| 7 people | $44,650 | $44,650 | $71,450 |
| 8 people | $47,550 | $47,550 | $76,050 |
Area median income: $60,700. HUD income limits by family size, Fiscal year 2026. Area: Clay County, MS. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $685 – $837
- 1 bedroom $692 – $846
- 2 bedrooms $815 – $996
- 3 bedrooms $1,018 – $1,244
- 4 bedrooms $1,362 – $1,664
The range the rule allows: 90% to 110% of the county's fair market rent. Your agency publishes its own.
Housing agencies that serve this place
- The Housing Authority of the City of West Point Public housing (662) 495-2004 The Housing Authority of the City of West Point: Kaye@westpointhousing.net
Housing agencies in Mississippi Source: HUD, Retrieved November 6, 2026
Your rights as a tenant in Mississippi
What Mississippi law says about deposits, notices and eviction, with the citation for each rule.
See your rights, rule by ruleCompare these rules with other states →
A summary of state law, not legal advice. Cities may have additional rules.
- When must they return my deposit?
- 45 days
- Miss. Code Ann. §89-8-21(3)
- If I fall behind on rent, what notice must I get?
- 3 days
- Miss. Code Ann. §89-8-13(5)(a)
- How much notice ends a month-to-month rental?
- 30 days
- Miss. Code Ann. §89-8-19(3)
- Repair and deduct from the rentMiss. Code Ann. §89-8-15(1)
Help
Where to get help with rent in Clay County
HUD lists no counseling agencies near in Clay County. Free legal aid and your housing agency can guide you.
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Clay County. Change the rent, the deposit and the fees to yours: the numbers stay in your browser.
Count power on top of the rent: in Mississippi, the average home bill was $155 a month in 2024 (EIA). See electricity and gas costs
Your move
We use the place's fair market rent and the state's deposit rule.
Adjust advanced details
Let's do the math
Cash to move in
$1,810
What you need before you get the keys.
What adds up
- First month
- $905
- Security deposit
- $905
- Total
- $1,810
When you'll have it
Enter what you can set aside each month to see how long it takes.
What helps
- Ask for a receipt for every payment and keep a copy of the lease.
- On move-in day, walk through the home and take dated photos.
- Never send money for a home you haven't seen or a lease you haven't read.
This is a planning estimate, not a price. What you are asked for depends on the landlord, your lease and your state's and city's rules. It is not legal advice.
Frequently asked questions
What is the fair market rent in Clay County?
According to HUD (Fiscal year 2027): Studio: $761; 1 bedroom: $769; 2 bedrooms: $905; 3 bedrooms: $1,131; 4 bedrooms: $1,513. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Clay County?
Paying the 2-bedroom fair market rent ($905) without spending more than 30% of income takes $17.40 an hour full time, or $36,200 a year.
Who qualifies for Section 8 in Clay County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $36,000 a year (Fiscal year 2026). The family usually pays 30% of its adjusted monthly income. You apply at the housing agency.
How much does Section 8 pay in Clay County?
The voucher pays up to your housing agency's payment standard, minus your share. The rule lets the agency set it between 90% and 110% of the fair market rent: for 2 bedrooms here, between $815 and $996 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Clay County?
For 2 bedrooms they run from $910 in 39741 to $950 in 39755. Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses.
How many low-income apartments are there in Clay County?
HUD lists 8 properties with homes for low-income households in Clay County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest. For tax-credit apartments and HUD-assisted buildings, you apply directly at the building's management office. They tell you whether units are open and how to apply; HUD does not have that information.
How many households spend too much on rent in Clay County?
HUD counts rent as a burden when it reaches 30% of income or more. In Clay County, 53% of renter households are in that position; in Mississippi, 51%, and nationwide, 51% (Average 2020–2024, Census).