Renting · Section 8
Data from November 2026
Renting in Lee County, Mississippi
Lee County has a HUD fair market rent of $1,044 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $957 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $20.08 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,044
- a month, HUD, Fiscal year 2027
- 4% less than in Mississippi
- Typical rent
- $957
- a month, Census, Average 2020–2024
- About the same as in Mississippi
- Wage needed
- $20.08
- an hour, 2 bedrooms
- Or $41,760 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 54%
- spend 30% or more of income on rent
- 6% more than in Mississippi
Only here
Renting in Lee County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Lee County has the highest typical rent in its area: $957, more than any of its 6 neighboring counties; next is Union County ($865).
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Lee County has the 6th highest typical household income of the 81 counties in Mississippi with this figure ($67,863).
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 Lee 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)
According to Zillow (ZORI), the typical asking rent in Lee County was $1,374 a month in September 2026: 4.2% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $921 | $17.71 | $36,840 |
| 1 bedroom | $924 | $17.77 | $36,960 |
| 2 bedrooms | $1,044 | $20.08 | $41,760 |
| 3 bedrooms | $1,319 | $25.37 | $52,760 |
| 4 bedrooms | $1,372 | $26.38 | $54,880 |
HUD area: Lee 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 17 ZIP codes in Lee County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $930 in 38857 to $1,090 in 38879. 7 ZIP codes are above the county's fair market rent ($1,044).
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)
| 38801 | Lee County, MS | $950 | $970 | $1,090 | $1,380 | $1,450 |
|---|---|---|---|---|---|---|
| 38801 | Pontotoc County, MS | $950 | $970 | $1,090 | $1,380 | $1,450 |
| 38804 | Itawamba County, MS | $840 | $840 | $950 | $1,200 | $1,340 |
| 38804 | Lee County, MS | $840 | $840 | $950 | $1,200 | $1,340 |
| 38804 | Pontotoc County, MS | $840 | $840 | $950 | $1,200 | $1,340 |
| 38849 | Itawamba County, MS | $880 | $880 | $1,000 | $1,260 | $1,310 |
| 38849 | Lee County, MS | $880 | $880 | $1,000 | $1,260 | $1,310 |
| 38849 | Union County, MS | $880 | $880 | $1,000 | $1,260 | $1,310 |
| 38857 | Itawamba County, MS | $820 | $820 | $930 | $1,170 | $1,220 |
| 38857 | Lee County, MS | $820 | $820 | $930 | $1,170 | $1,220 |
| 38862 | Lee County, MS | $880 | $890 | $1,000 | $1,260 | $1,310 |
| 38866 | Lee County, MS | $850 | $850 | $960 | $1,210 | $1,260 |
| 38868 | Chickasaw County, MS | $940 | $960 | $1,080 | $1,370 | $1,450 |
| 38868 | Lee County, MS | $940 | $960 | $1,080 | $1,370 | $1,450 |
| 38868 | Monroe County, MS | $940 | $960 | $1,080 | $1,370 | $1,450 |
| 38868 | Pontotoc County, MS | $940 | $960 | $1,080 | $1,370 | $1,450 |
| 38879 | Lee County, MS | $950 | $970 | $1,090 | $1,380 | $1,450 |
- 38801 · Lee County, MS $1,090$1,380
- 38801 · Pontotoc County, MS $1,090$1,380
- 38804 · Itawamba County, MS $950$1,200
- 38804 · Lee County, MS $950$1,200
- 38804 · Pontotoc County, MS $950$1,200
- 38849 · Itawamba County, MS $1,000$1,260
- 38849 · Lee County, MS $1,000$1,260
- 38849 · Union County, MS $1,000$1,260
- 38857 · Itawamba County, MS $930$1,170
- 38857 · Lee County, MS $930$1,170
- 38862 · Lee County, MS $1,000$1,260
- 38866 · Lee County, MS $960$1,210
- 38868 · Chickasaw County, MS $1,080$1,370
- 38868 · Lee County, MS $1,080$1,370
- 38868 · Monroe County, MS $1,080$1,370
- 38868 · Pontotoc County, MS $1,080$1,370
- 38879 · Lee County, MS $1,090$1,380
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 Lee County, 54% 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.
54%
of renter households spend 30% or more of their income on rent.
9,524 households rent in Lee County
- Spend half or more of their income 26%
- Spend 30% or more, but less than half 28%
- Spend less than 30% 46%
Compared with the state and the country
- Lee 54%
- Mississippi 51%
- United States 51%
Low-income apartments
Low-income apartments in Lee County
HUD lists 34 properties with homes for low-income households in Lee 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)
- 13
- HUD-assisted
- 18
- public housing
- 3
2,699 homes in all; 2,465 of them low-income, according to HUD.
- Canal Street Public housing 1626 Lockridge St, Tupelo 38804 388 homes, 387 low-income · Run by The Housing Authority of the City of Tupelo · Average payment: $390 a month · Average wait: 6 months · Homes at several sites · (662) 842-5122
- Kirkwood Apts/the Glen at Kirkwood Tax credit (LIHTC) 202 Milford St, Tupelo 38801 410 homes, 256 low-income · 1 bd: 96 · 2 bd: 112 · 3 bd: 48 · In service since 2009
- Azalea Gardens - Tupelo Tax credit (LIHTC) 1408 Ida St, Tupelo 38801 242 homes, 240 low-income · 1 bd: 33 · 2 bd: 208 · In service since 2002 · For older adults, families
- Tupelo Trace Apts Tax credit (LIHTC) 3545 Mitchell Rd, Tupelo 38801 200 homes, 198 low-income · 1 bd: 36 · 2 bd: 76 · 3 bd: 88 · In service since 2004
- Pinecrest/Parkview/Highland Circle HUD-assisted 122 Pinewood St, Saltillo 38866 140 low-income homes · For families · (662) 869-2860
- Meadow Park, Coggin & Haven Acres HUD-assisted 134 Hillcrest St, Tupelo 38801 122 homes, 121 low-income · For families · (662) 566-2967
- South Park Manor Apartments HUD-assisted 2003 S Green St # 1, Tupelo 38801 112 low-income homes · For families · (601) 844-6500
- Hilldale Apts Tax credit (LIHTC) 320 Monument Dr, Tupelo 38801 104 low-income homes · 1 bd: 16 · 2 bd: 40 · 3 bd: 32 · 4 bd: 16 · In service since 1997
- Hilldale Apts HUD-assisted 320A Monument Dr, Tupelo 38801 104 low-income homes · For families · (662) 842-4267
- Barley Court Apartments HUD-assisted 840 Barley Ct, Tupelo 38801 100 low-income homes · For families · (601) 561-2553
- Eastover Apts Public housing 102 Eastover Cir, Baldwyn 38824 65 low-income homes · Run by The Housing Authority of the City of Baldwyn · Average payment: $418 a month · Average wait: 2 months · (662) 365-2335
- Timberlawn Apts HUD-assisted 2002 S Green St, Tupelo 38801 60 low-income homes · For older adults · (662) 844-3771
- Barley Court Phase I Tax credit (LIHTC) 840 Barley Ct, Tupelo 38801 52 low-income homes · 1 bd: 8 · 2 bd: 16 · 3 bd: 28 · In service since 2016 · For people with disabilities, families
- Barley Court Phase II Tax credit (LIHTC) 840 Barley Ct, Tupelo 38801 48 low-income homes · 1 bd: 8 · 2 bd: 16 · 3 bd: 8 · 4 bd: 16 · In service since 2016 · For people with disabilities, families
- Ashbury Court HUD-assisted 137 Ashbury Court, Verona 38802 44 homes, 43 low-income · For older adults · (662) 566-4850
- Tupelo Seniors Tax credit (LIHTC) 3286 Highway 145, Tupelo 38804 40 homes, 39 low-income · 1 bd: 32 · 2 bd: 8 · In service since 1995 · For older adults, people with disabilities
- Hancock Estates Tax credit (LIHTC) 1408 Ida St, Tupelo 38801 39 homes, 38 low-income · 2 bd: 8 · 3 bd: 30 · In service since 2020
- King Pines Tax credit (LIHTC) 2050 Kenmer Dr, Tupelo 38801 36 low-income homes · 3 bd: 36 · In service since 2020
- Verona Estates Tax credit (LIHTC) 119 Lakeland Dr, Tupelo 38801 36 low-income homes · 3 bd: 36 · In service since 2016 · For families
- Traceway Villa Apts HUD-assisted 2800 W Main St, Tupelo 38801 31 low-income homes · For older adults · (601) 844-1441
- Eastview Apartments HUD-assisted 801 Banks Street, Baldwyn 38824 30 low-income homes · For families · (601) 566-7708
- Wisteria Apts (plantersville) Tax credit (LIHTC) 140 Woodgreen Rd, Plantersville 38862 30 low-income homes · 1 bd: 10 · 2 bd: 20 · In service since 2014 · For older adults, families
- Haven Apartments Tax credit (LIHTC) 3031 Willie Moore Rd, Tupelo 38801 28 low-income homes · 2 bd: 9 · 3 bd: 13 · 4 bd: 6 · In service since 2019
- Haven Rentals HUD-assisted 3465 Willie Moore Rd, Tupelo 38801 28 low-income homes · For families · (662) 966-8619
- Oak Creek Apartments HUD-assisted 508 Lumpkin Ave, Tupelo 38801 96 homes, 25 low-income · For families · (662) 844-2370
- Magnolia Apts HUD-assisted 220 Third Ave, Saltillo 38866 24 low-income homes · For older adults · (662) 566-7708
- Regal Ridge Apartments Tax credit (LIHTC) 200 Cedar St, Plantersville 38862 24 low-income homes · 2 bd: 24 · In service since 2015 · For families
- Baldwyn Elderly Housing HUD-assisted 119 S Jones St, Baldwyn 38824 16 low-income homes · For older adults · (662) 566-7708
- Guntown Elderly HUD-assisted 112 Kaye St, Guntown 38849 12 low-income homes · For older adults · (662) 566-7708
- Nettleton Elderly Housing HUD-assisted 109 Tupelo Ave, Nettleton 38858 12 low-income homes · For older adults · (662) 566-7708
- Westside Manor HUD-assisted 125 Cherry St, Shannon 38868 12 low-income homes · For older adults · (662) 566-7708
- Saltillo Elderly Housing HUD-assisted 105 Walnut St, Saltillo 38866 8 low-income homes · For older adults · (662) 566-7708
- Shannon Elderly Housing HUD-assisted 119 W Cherry St, Shannon 38868 4 low-income homes · For older adults · (662) 566-7708
- Canal Street II Public housing 905 Richard St, Tupelo 38804 2 low-income homes · Run by The Housing Authority of the City of Tupelo · (662) 842-5122
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 Lee County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 2 agencies serve in Lee 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 | $16,450 | $27,500 | $43,900 |
| 2 people | $21,640 | $31,400 | $50,200 |
| 3 people | $27,320 | $35,300 | $56,450 |
| 4 people | $33,000 | $39,200 | $62,700 |
| 5 people | $38,680 | $42,350 | $67,750 |
| 6 people | $44,360 | $45,500 | $72,800 |
| 7 people | $48,650 | $48,650 | $77,800 |
| 8 people | $51,750 | $51,750 | $82,800 |
Area median income: $75,700. HUD income limits by family size, Fiscal year 2026. Area: Lee County, MS. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $829 – $1,013
- 1 bedroom $832 – $1,016
- 2 bedrooms $940 – $1,148
- 3 bedrooms $1,187 – $1,451
- 4 bedrooms $1,235 – $1,509
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 Tupelo Public housing · 389 public housing units (662) 842-5122 The Housing Authority of the City of Tupelo: tabithasmith@tupha.org
- The Housing Authority of the City of Baldwyn Public housing · 65 public housing units (662) 365-2335 The Housing Authority of the City of Baldwyn: byn@avsia.com
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 Lee County
This is the nearest HUD-approved agency. They counsel for free or at low cost.
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North Mississippi Rural Legal Services
493 Ryland Way, Oxford · 48 miles away · Spanish
- Mortgage delinquency and default
- Workshops for new owners
- and 2 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Lee 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
$2,088
What you need before you get the keys.
What adds up
- First month
- $1,044
- Security deposit
- $1,044
- Total
- $2,088
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 Lee County?
According to HUD (Fiscal year 2027): Studio: $921; 1 bedroom: $924; 2 bedrooms: $1,044; 3 bedrooms: $1,319; 4 bedrooms: $1,372. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Lee County?
Paying the 2-bedroom fair market rent ($1,044) without spending more than 30% of income takes $20.08 an hour full time, or $41,760 a year.
Who qualifies for Section 8 in Lee County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $39,200 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 Lee 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 $940 and $1,148 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Lee County?
For 2 bedrooms they run from $930 in 38857 to $1,090 in 38879. 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 Lee County?
HUD lists 34 properties with homes for low-income households in Lee 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 Lee County?
HUD counts rent as a burden when it reaches 30% of income or more. In Lee County, 54% of renter households are in that position; in Mississippi, 51%, and nationwide, 51% (Average 2020–2024, Census).