Renting in Leflore County, Mississippi: fair rents and Section 8

Fair market rent, 2 bedrooms: $905; a month, HUD, Fiscal year 2027; 17% less than in Mississippi
Typical rent: $689; a month, Census, Average 2020–2024; 28% 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: 49%; spend 30% or more of income on rent; 4% less than in Mississippi

Source: Fair Market Rents (HUD) Fiscal year 2027 Fair Market Rents (HUD) (external site) Source: American Community Survey (ACS) 5-year estimates Average 2020–2024 American Community Survey (ACS) 5-year estimates (external site)

Only here

Renting in Leflore County: what sets it apart

What this place has that others do not, from public data, most unusual first.

Leflore County has the 4th lowest homeownership rate of the 82 counties in Mississippi (52%).
Leflore County has the 6th lowest typical household income of the 81 counties in Mississippi with this figure ($35,277).
22% of households in Leflore 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 Leflore 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)

Fair market rent and wage needed To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Fair market rent and wage needed. To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).
Size	Fair rent per month	Hourly wage	Income needed per year
Studio	$687	$13.21	$27,480
1 bedroom	$692	$13.31	$27,680
2 bedrooms	$905	$17.40	$36,200
3 bedrooms	$1,157	$22.25	$46,280
4 bedrooms	$1,189	$22.87	$47,560

HUD area: Leflore 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 10 ZIP codes in Leflore County (Fiscal year 2027). Type yours to see it.

For 2 bedrooms they run from $910 in 38930 to $1,160 in 38946. 10 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)

Fair market rent by ZIP code, HUD area and size, Fiscal year 2027. A ZIP code that crosses a HUD area line appears once per area.

38930	Carroll County, MS	$690	$700	$910	$1,150	$1,190
38930	Leflore County, MS	$690	$700	$910	$1,150	$1,190
38941	Leflore County, MS	$690	$690	$910	$1,160	$1,190
38944	Leflore County, MS	$700	$760	$910	$1,200	$1,390
38944	Tallahatchie County, MS	$700	$760	$910	$1,200	$1,390
38946	Leflore County, MS	$880	$890	$1,160	$1,480	$1,520
38952	Leflore County, MS	$690	$690	$910	$1,160	$1,200
38954	Carroll County, MS	$810	$810	$1,060	$1,350	$1,390
38954	Holmes County, MS	$810	$810	$1,060	$1,350	$1,390
38954	Leflore County, MS	$810	$810	$1,060	$1,350	$1,390

ZIP code 2 bd3 bd
38930 · Carroll County, MS $910$1,150
38930 · Leflore County, MS $910$1,150
38941 · Leflore County, MS $910$1,160
38944 · Leflore County, MS $910$1,200
38944 · Tallahatchie County, MS $910$1,200
38946 · Leflore County, MS $1,160$1,480
38952 · Leflore County, MS $910$1,160
38954 · Carroll County, MS $1,060$1,350
38954 · Holmes County, MS $1,060$1,350
38954 · Leflore County, MS $1,060$1,350

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 Leflore County, 49% 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.

49%

of renter households spend 30% or more of their income on rent.

4,852 households rent in Leflore County

Spend half or more of their income 26%
Spend 30% or more, but less than half 23%
Spend less than 30% 51%

Compared with the state and the country

Leflore 49%
Mississippi 51%
United States 51%

Low-income apartments

Low-income apartments in Leflore County

HUD lists 32 properties with homes for low-income households in Leflore 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): 19
HUD-assisted: 11
public housing: 3

1,829 homes in all; 1,729 of them low-income, according to HUD.

Crestview Public housing 1100 Cotton St, Greenwood 38930 209 low-income homes · Run by The Housing Authority of the City of Greenwood · Average payment: $292 a month · Average wait: 15 months · Homes at several sites · (601) 453-4822
Henry Homes Public housing 1002 Carrollton Ave, Greenwood 38930 199 low-income homes · Run by The Housing Authority of the City of Greenwood · Average payment: $277 a month · Average wait: 30 months · Homes at several sites · (601) 453-4822
Maureen A. S. Jones Apt HUD-assisted 1620 Main St, Greenwood 38930 105 low-income homes · For families · (662) 453-8248
Leflore Estates Tax credit (LIHTC) 700 E Mlk Blvd, Greenwood 38930 104 low-income homes · 2 bd: 57 · 3 bd: 47 · In service since 2003 · For people with disabilities, families
Williams Landing Apartments HUD-assisted 2900 Browning Rd, Greenwood 38930 100 low-income homes · For families · (662) 455-1790
Ernestine Mcneace Apts Tax credit (LIHTC) · HUD-assisted 601 McNeace St, Greenwood 38930 81 low-income homes · 1 bd: 72 · 2 bd: 9 · In service since 1998 · For older adults · (662) 455-6013
W. J. Bishop Apts HUD-assisted 1015 Elzy Ave, Greenwood 38930 81 low-income homes · For families · (662) 455-9743
Maureen Anna Snowden Jones Tax credit (LIHTC) 1620 Main St Ofc 4, Greenwood 38930 72 low-income homes · 2 bd: 16 · 3 bd: 32 · 4 bd: 24 · In service since 1998 · For families
Itta Bena Public housing 301 Sunflower Rd, Itta Bena 38941 70 low-income homes · Run by The Housing Authority of the City of Itta Bena · Average payment: $388 a month · Average wait: 25 months · (601) 254-9656
Ivory Lane Apts HUD-assisted 9601 County Road 514, Itta Bena 38941 70 low-income homes · For families · (662) 254-9631
Parkway Place Tax credit (LIHTC) 1415 Alla Ct, Greenwood 38930 65 low-income homes · 3 bd: 65 · In service since 2008 · For people with disabilities, families
Terrace Gardens Apts HUD-assisted 1000 Aven Ave, Greenwood 38930 75 homes, 64 low-income · For families · (662) 453-6558
Browning Road Phase II Tax credit (LIHTC) 3004 Twin Lake Blvd, Greenwood 38930 48 low-income homes · 1 bd: 48 · In service since 1995 · For older adults
Williamsburg Estates I Tax credit (LIHTC) 3011 Highway 82 E, Greenwood 38930 49 homes, 47 low-income · 3 bd: 46 · 4 bd: 2 · In service since 2004
Williamsburg Estates II Tax credit (LIHTC) 3017 Highway 82 E, Greenwood 38930 49 homes, 47 low-income · 2 bd: 24 · 3 bd: 24 · In service since 2004
David L Jordan Apts I Tax credit (LIHTC) 1300 Roosevelt Ave, Greenwood 38930 40 low-income homes · 2 bd: 24 · 3 bd: 16 · In service since 1999 · For families
David L Jordan Apts Phase III Tax credit (LIHTC) 1305 Roosevelt Ave, Greenwood 38930 40 low-income homes · 2 bd: 16 · 3 bd: 24 · In service since 2003 · For families
Malmaison Villas HUD-assisted 907 Gordon St, Greenwood 38930 40 low-income homes · For older adults · (662) 455-4351
Cottonwood Glen HUD-assisted 1307 Plantation Dr, Greenwood 38930 40 homes, 39 low-income · For older adults · (662) 453-3800
Sun Manor Apts Tax credit (LIHTC) 303 Sunflower Rd, Itta Bena 38941 36 low-income homes · 1 bd: 24 · 2 bd: 12 · In service since 1994 · For older adults, people with disabilities
Greenwood Place Tax credit (LIHTC) 3011 Highway 82 E, Greenwood 38930 36 homes, 35 low-income · 1 bd: 28 · 2 bd: 8 · In service since 1994 · For older adults
Henry Street Apts Tax credit (LIHTC) 314 W Henry St, Greenwood 38930 35 low-income homes · In service since 1987 · For families
David L Jordan Apts II Tax credit (LIHTC) 1314 Avenue E, Greenwood 38930 32 low-income homes · 2 bd: 16 · 3 bd: 16 · In service since 1999 · For people with disabilities, families
Greenwood Housing 1 Tax credit (LIHTC) 806 Fulton St, Greenwood 38930 24 low-income homes · 2 bd: 6 · 3 bd: 18 · In service since 1998 · For families
East Haven Apartments HUD-assisted 2504 Old Browning Road, Greenwood 38935 15 homes, 14 low-income · For people with disabilities · (662) 453-6211
Beacon Harbor II HUD-assisted 2800 Highway 82 E, Greenwood 38930 12 low-income homes · For people with disabilities · (662) 453-7202
Walthall Street Apts Tax credit (LIHTC) 702 Walthall St, Greenwood 38930 11 homes, 10 low-income · 1 bd: 2 · 2 bd: 4 · 3 bd: 5 · In service since 1987 · For families
Beacon Harbor HUD-assisted 2714 Highway 82 E, Greenwood 38930 6 low-income homes · For people with disabilities · (601) 453-7202
Henry Street Homes Tax credit (LIHTC) 209 W Henry St, Greenwood 38930 3 low-income homes · 2 bd: 1 · 3 bd: 2 · In service since 1994 · For older adults
Polly Upshaw Tax credit (LIHTC) 206 1st Ave N, Greenwood 38930 1 low-income home · 3 bd: 1 · In service since 1988 · For families
Browning Road Phase I Tax credit (LIHTC) 210 Amanda Dr, Greenwood 38930 80 homes · In service since 1990
Low Income Housing Tax credit (LIHTC) 509 McCool St, Greenwood 38930 1 home · 3 bd: 1 · In service since 1988 · For families

One property has two programs at the same address and appears once. Search HUD's map

How to apply

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. Source: HUD
You apply for public housing at the housing agency that runs it. The agency looks at your yearly income, whether you are a family, an older adult or a person with a disability, and your U.S. citizenship or eligible immigration status. If you qualify, your name goes on a waiting list unless they can help you right away. Source: HUD
In tax-credit (LIHTC) apartments, the low-income homes have an income limit, a percentage of the area median income, and a rent cap. Source: 26 U.S.C. §42(g)
In buildings with Section 8 project-based assistance, only low-income households can move in. Source: 24 CFR §5.653(b)
A housing voucher (Section 8) is a separate kind of help: you apply at the public housing agency and use it to rent a home you choose. Source: HUD

This county's income limits Search HUD's map

In public housing, the average payment is what households pay on average for rent and utilities, and the average wait is the time on the list of those who moved in. HUD does not publish those figures where fewer than 11 households reported.

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 Leflore 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 Leflore County. Here is what the rules say:

The rules, with their source

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
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)
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)
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)
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
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)

Mixed-status families: how assistance is figured

HUD income limits Yearly income of the whole family, before taxes.

HUD income limits by family size, Fiscal year 2026. Area: Leflore County, MS.
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: $47,600. HUD income limits by family size, Fiscal year 2026. Area: Leflore County, MS. Source: HUD, Fiscal year 2026

How much can you earn? Check your case

Possible payment standard

Studio $618 – $756
1 bedroom $623 – $761
2 bedrooms $815 – $996
3 bedrooms $1,041 – $1,273
4 bedrooms $1,070 – $1,308

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 Greenwood Public housing and Section 8 vouchers · 265 vouchers · 408 public housing units (601) 453-4822 The Housing Authority of the City of Greenwood: GreenwoodMSPHA@yahoo.com
The Housing Authority of the City of Itta Bena Public housing · 70 public housing units (601) 254-9656 The Housing Authority of the City of Itta Bena: monica.peeples-ibha@mobcom.us

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 rule

Compare 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 Leflore County

This is the nearest HUD-approved agency. They counsel for free or at low cost.

SB
Southern Bancorp Community Partners

875 S State St, Clarksdale · 47 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 6 more
662-624-5776-3112

See every agency in Mississippi Find legal aid (lsc.gov)

Tool

How much cash do you need to move in?

It starts with the 2-bedroom fair market rent in Leflore 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

Open the full tool

Your move

State

We use the place's fair market rent and the state's deposit rule.

Monthly rentHUD fair market rent$HUD two-bedroom fair market rent (FMR) in Leflore County (FY2027). Enter the rent of the home you want.What you can set aside each month$To see how long it takes to put it together.

Adjust advanced details

Deposit and rent in advance

The deposit, in

Months of rentDollars

Months of rent for the depositThat is $905. We start with an example; enter what you are asked for.Pay the first month before moving inThey also ask for the last month

Application fees$What each application charges, for all the ones you'll fill out.Utility deposits and connection$Electricity, gas, water and internet. Ask each company.The move$Planning example, not a price: $100 to $400 to rent a truck for a day for a move within your city. Get quotes.Pet deposit$Other costs$Boxes, locks, basic furniture.

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

The deposit cap

Pick your state to see whether its law caps the deposit.

Compare each state's rules →

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.

Guide: the security deposit Guide: avoiding rental scams Family budget How much rent can I afford?

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.

Guides

Before you sign

Frequently asked questions

What is the fair market rent in Leflore County?

According to HUD (Fiscal year 2027): Studio: $687; 1 bedroom: $692; 2 bedrooms: $905; 3 bedrooms: $1,157; 4 bedrooms: $1,189. It covers rent plus basic utilities, except the phone.

How much do you need to earn to rent in Leflore 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 Leflore 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 Leflore 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 Leflore County?

For 2 bedrooms they run from $910 in 38930 to $1,160 in 38946. 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 Leflore County?

HUD lists 32 properties with homes for low-income households in Leflore 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 Leflore County?

HUD counts rent as a burden when it reaches 30% of income or more. In Leflore County, 49% of renter households are in that position; in Mississippi, 51%, and nationwide, 51% (Average 2020–2024, Census).

Sources and methodology

Fair market rents and income limits come from HUD; typical rent and the burden, from the Census. The wage needed is our calculation: fair market rent × 12 ÷ 30% ÷ full-time hours a year. The voucher rules were read in their official text on the date shown.

Fair Market Rents Fiscal year 2027
Small Area Fair Market Rents Fiscal year 2027
Low-income apartments Retrieved November 6, 2026
American Community Survey Average 2020–2024
Income Limits Fiscal year 2026
Public Housing Agencies Retrieved November 6, 2026
HUD-approved housing counseling agencies Retrieved November 6, 2026

Program rules

24 CFR §888.113, Fair market rents for existing housing: Methodology Verified October 30, 2026
24 CFR §982.503, Payment standard areas, schedule, and amounts Verified October 30, 2026
24 CFR §5.603, Definitions (income) Verified October 30, 2026
24 CFR §982.201, Eligibility and targeting Verified October 30, 2026
24 CFR §982.1, Programs: purpose and structure Verified October 30, 2026
24 CFR §982.508, Maximum family share at initial occupancy Verified October 30, 2026
HUD, Housing Choice Voucher Tenants Verified October 30, 2026

Renting in Leflore County, Mississippi

Four numbers to start with

Renting in Leflore County: what sets it apart

What HUD sets for each size

The fair market rent for your ZIP code

How many households spend too much

Compared with the state and the country

Low-income apartments in Leflore County

The Section 8 voucher in Leflore County

The rules, with their source

Possible payment standard

Housing agencies that serve this place

Your rights as a tenant in Mississippi

Where to get help with rent in Leflore County

How much cash do you need to move in?

Your move

Before you sign

Frequently asked questions

What is the fair market rent in Leflore County?

How much do you need to earn to rent in Leflore County?

Who qualifies for Section 8 in Leflore County?

How much does Section 8 pay in Leflore County?

Does the fair market rent change by ZIP code in Leflore County?

How many low-income apartments are there in Leflore County?

How many households spend too much on rent in Leflore County?