Renting · Section 8
Data from November 2026
Renting in Copiah County, Mississippi
Copiah County has a HUD fair market rent of $1,289 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $766 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $24.79 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,289
- a month, HUD, Fiscal year 2027
- 19% more than in Mississippi
- Typical rent
- $766
- a month, Census, Average 2020–2024
- 20% less than in Mississippi
- Wage needed
- $24.79
- an hour, 2 bedrooms
- Or $51,560 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 47%
- spend 30% or more of income on rent
- 8% less than in Mississippi
Only here
Renting in Copiah County: what sets it apart
What this place has that others do not, from public data, most unusual first.
-
Among the neighboring counties, Jefferson County has the lowest typical rent ($448), 42% below the $766 in Copiah County.
-
18% of households in Copiah County have no internet at home, against 12% in Mississippi.
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 Copiah 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 | $1,099 | $21.13 | $43,960 |
| 1 bedroom | $1,105 | $21.25 | $44,200 |
| 2 bedrooms | $1,289 | $24.79 | $51,560 |
| 3 bedrooms | $1,536 | $29.54 | $61,440 |
| 4 bedrooms | $1,694 | $32.58 | $67,760 |
HUD area: Jackson, MS HUD Metro FMR Area. 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 7 ZIP codes in Copiah County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $910 in 39059 to $1,040 in 39191. No ZIP code is above the county's fair market rent ($1,289).
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)
| 39059 | Jackson, MS | $770 | $780 | $910 | $1,080 | $1,190 |
|---|---|---|---|---|---|---|
| 39078 | Jackson, MS | $770 | $780 | $910 | $1,080 | $1,190 |
| 39083 | Jackson, MS | $770 | $780 | $910 | $1,080 | $1,190 |
| 39083 | Lincoln County, MS | $770 | $780 | $910 | $1,080 | $1,190 |
| 39191 | Jackson, MS | $860 | $870 | $1,040 | $1,280 | $1,370 |
| 39191 | Lawrence County, MS | $860 | $870 | $1,040 | $1,280 | $1,370 |
| 39191 | Lincoln County, MS | $860 | $870 | $1,040 | $1,280 | $1,370 |
- 39059 · Jackson, MS $910$1,080
- 39078 · Jackson, MS $910$1,080
- 39083 · Jackson, MS $910$1,080
- 39083 · Lincoln County, MS $910$1,080
- 39191 · Jackson, MS $1,040$1,280
- 39191 · Lawrence County, MS $1,040$1,280
- 39191 · Lincoln County, MS $1,040$1,280
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 Copiah County, 47% 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.
47%
of renter households spend 30% or more of their income on rent.
2,575 households rent in Copiah County
- Spend half or more of their income 26%
- Spend 30% or more, but less than half 21%
- Spend less than 30% 53%
Compared with the state and the country
- Copiah 47%
- Mississippi 51%
- United States 51%
Low-income apartments
Low-income apartments in Copiah County
HUD lists 9 properties with homes for low-income households in Copiah County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 5
- HUD-assisted
- 3
- public housing
- 1
444 homes in all; 441 of them low-income, according to HUD.
- Forrest Park Subd Public housing 150 Roebuck Ct, Hazlehurst 39083 122 low-income homes · Run by The Housing Authority of the City of Hazlehurst · Average payment: $420 a month · (601) 894-1566
- Cumberland Apts HUD-assisted 100 Cumberland Dr, Crystal Springs 39059 60 low-income homes · For families · (601) 892-5417
- Crystal Estates Tax credit (LIHTC) 105 Buie Dr, Crystal Springs 39059 50 homes, 48 low-income · 3 bd: 24 · 4 bd: 24 · In service since 2011 · For people with disabilities
- Cedar Bend Apts Tax credit (LIHTC) 3017 Georgetown St, Hazlehurst 39083 48 low-income homes · 1 bd: 8 · 2 bd: 40 · In service since 1998 · For people with disabilities, families
- Oak Ridge Apts Tax credit (LIHTC) 125 Thomas Cir, Crystal Springs 39059 40 low-income homes · 2 bd: 24 · 3 bd: 16 · In service since 1992 · For people with disabilities, families
- Right-To-Succeed Group Homes HUD-assisted 1930 Ellisville Blvd, Hazlehurst 39083 36 low-income homes · For people with disabilities · (601) 948-6401
- Hazlehurst Villas Tax credit (LIHTC) 285 Nelson Dr, Hazlehurst 39083 36 homes, 35 low-income · 1 bd: 8 · 2 bd: 24 · 3 bd: 4 · In service since 1990 · For people with disabilities, families
- Hazlehurst Manor Tax credit (LIHTC) 523 Lake St, Hazlehurst 39083 32 low-income homes · 1 bd: 24 · 2 bd: 8 · In service since 1992 · For older adults, people with disabilities
- Royal Terrace Apartments HUD-assisted 28131 Highway 28, Hazlehurst 39083 20 low-income homes · For people with disabilities · (601) 948-6401
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 Copiah 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 Copiah 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 | $19,200 | $32,000 | $51,200 |
| 2 people | $21,950 | $36,600 | $58,500 |
| 3 people | $27,320 | $41,150 | $65,800 |
| 4 people | $33,000 | $45,700 | $73,100 |
| 5 people | $38,680 | $49,400 | $78,950 |
| 6 people | $44,360 | $53,050 | $84,800 |
| 7 people | $50,040 | $56,700 | $90,650 |
| 8 people | $55,720 | $60,350 | $96,500 |
Area median income: $91,400. HUD income limits by family size, Fiscal year 2026. Area: Jackson, MS HUD Metro FMR Area. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $989 – $1,209
- 1 bedroom $995 – $1,216
- 2 bedrooms $1,160 – $1,418
- 3 bedrooms $1,382 – $1,690
- 4 bedrooms $1,525 – $1,863
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 Hazlehurst Public housing · 122 public housing units (601) 894-1566 The Housing Authority of the City of Hazlehurst: executivedirector@hhauthority.org
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 Copiah County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
-
West Jackson CDC
1635 Raymond Rd, Jackson · 31 miles away
- Budget and financial counseling
- Budget and credit workshops
- and 6 more
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Mississippi Faith Based Coalition for Community Renewal, Inc.
1750 Ellis Ave Ste 205, Jackson · 32 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 6 more
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Voice of Calvary Ministries
531 W. Capitol St., Jackson · 33 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 7 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Copiah 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
$2,578
What you need before you get the keys.
What adds up
- First month
- $1,289
- Security deposit
- $1,289
- Total
- $2,578
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 Copiah County?
According to HUD (Fiscal year 2027): Studio: $1,099; 1 bedroom: $1,105; 2 bedrooms: $1,289; 3 bedrooms: $1,536; 4 bedrooms: $1,694. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Copiah County?
Paying the 2-bedroom fair market rent ($1,289) without spending more than 30% of income takes $24.79 an hour full time, or $51,560 a year.
Who qualifies for Section 8 in Copiah County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $45,700 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 Copiah 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 $1,160 and $1,418 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Copiah County?
For 2 bedrooms they run from $910 in 39059 to $1,040 in 39191. 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 Copiah County?
HUD lists 9 properties with homes for low-income households in Copiah County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. 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 Copiah County?
HUD counts rent as a burden when it reaches 30% of income or more. In Copiah County, 47% of renter households are in that position; in Mississippi, 51%, and nationwide, 51% (Average 2020–2024, Census).