Renting · Section 8
Data from November 2026
Renting in Madison County, Mississippi
Madison 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 $1,186 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
- $1,186
- a month, Census, Average 2020–2024
- 24% more 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
- 54%
- spend 30% or more of income on rent
- 5% more than in Mississippi
Only here
Renting in Madison County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Madison County has the 2nd highest typical household income of the 81 counties in Mississippi with this figure ($83,441).
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Among the neighboring counties, Holmes County has the lowest typical rent ($590), 50% below the $1,186 in Madison County.
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Madison County has the 3rd highest typical rent of the 81 counties in Mississippi with this figure ($1,186).
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6% of households in Madison 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 Madison 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 Madison County was $1,676 a month in September 2026: 9.4% 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 | $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 9 ZIP codes in Madison County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,040 in 39174 to $1,930 in 39110. 2 ZIP codes are 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)
| 39045 | Jackson, MS | $890 | $900 | $1,050 | $1,320 | $1,470 |
|---|---|---|---|---|---|---|
| 39046 | Jackson, MS | $900 | $910 | $1,060 | $1,260 | $1,390 |
| 39071 | Jackson, MS | $1,020 | $1,030 | $1,220 | $1,490 | $1,610 |
| 39110 | Jackson, MS | $1,650 | $1,650 | $1,930 | $2,300 | $2,540 |
| 39146 | Holmes County, MS | $1,050 | $1,080 | $1,210 | $1,610 | $1,880 |
| 39146 | Jackson, MS | $1,050 | $1,080 | $1,210 | $1,610 | $1,880 |
| 39146 | Yazoo County, MS | $1,050 | $1,080 | $1,210 | $1,610 | $1,880 |
| 39157 | Jackson, MS | $1,240 | $1,240 | $1,450 | $1,730 | $1,910 |
| 39174 | Jackson, MS | $890 | $890 | $1,040 | $1,240 | $1,370 |
- 39045 · Jackson, MS $1,050$1,320
- 39046 · Jackson, MS $1,060$1,260
- 39071 · Jackson, MS $1,220$1,490
- 39110 · Jackson, MS $1,930$2,300
- 39146 · Holmes County, MS $1,210$1,610
- 39146 · Jackson, MS $1,210$1,610
- 39146 · Yazoo County, MS $1,210$1,610
- 39157 · Jackson, MS $1,450$1,730
- 39174 · Jackson, MS $1,040$1,240
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 Madison 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.
12,597 households rent in Madison County
- Spend half or more of their income 22%
- Spend 30% or more, but less than half 32%
- Spend less than 30% 46%
Compared with the state and the country
- Madison 54%
- Mississippi 51%
- United States 51%
Low-income apartments
Low-income apartments in Madison County
HUD lists 25 properties with homes for low-income households in Madison 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)
- 20
- HUD-assisted
- 6
- public housing
- 1
1,232 homes in all; 1,224 of them low-income, according to HUD.
- Joe Prichard Homes Public housing 201 Dobson Ave, Canton 39046 150 low-income homes · Run by The Housing Authority of the City of Canton · Average payment: $337 a month · (601) 859-4032
- Canton Estates HUD-assisted 388 Ricks Dr, Canton 39046 121 low-income homes · For families · (601) 859-7014
- Kingston Place II Tax credit (LIHTC) 140 Harrington Dr, Canton 39046 122 homes, 120 low-income · 3 bd: 113 · 4 bd: 7 · In service since 2008 · For people with disabilities, families
- Canton Garden Apt HUD-assisted 619 Martin Luther King Dr, Canton 39046 100 low-income homes · For families · (601) 859-3997
- Camden Park Apts Tax credit (LIHTC) 107 Parkview Dr, Canton 39046 96 homes, 95 low-income · 2 bd: 96 · In service since 2008 · For older adults
- Lula B Covington Tax credit (LIHTC) · HUD-assisted 1101 Holmes Ave, Canton 39046 80 low-income homes · 1 bd: 72 · 2 bd: 8 · In service since 1999 · For older adults · (601) 859-8300
- Pride Gardens Apts Tax credit (LIHTC) · HUD-assisted 264 Bannerman Dr, Flora 39071 76 low-income homes · 1 bd: 8 · 2 bd: 16 · 3 bd: 32 · 4 bd: 20 · In service since 2013 · For people with disabilities, families · (601) 879-8453
- Canton Family Units HUD-assisted 390A Ricks Dr, Canton 39046 61 low-income homes · For families · (601) 859-4780
- Woodcreek Homes Tax credit (LIHTC) Frey Lane and Mace Street, Canton 39046 60 low-income homes · 2 bd: 16 · 3 bd: 30 · 4 bd: 14 · In service since 2019
- Cypress Meadow Apts Tax credit (LIHTC) 373 S Canal St, Canton 39046 48 low-income homes · 2 bd: 4 · 3 bd: 44 · In service since 2008 · For people with disabilities
- Marabella Estates Phase I Tax credit (LIHTC) 117 Sunset Ave, Canton 39046 45 low-income homes · 2 bd: 5 · 3 bd: 31 · 4 bd: 9 · In service since 2008 · For families
- Park View Estates Tax credit (LIHTC) 116 Dogwood Dr, Canton 39046 45 low-income homes · 3 bd: 45 · In service since 2011 · For families
- Kingston Place I Tax credit (LIHTC) 112 Johnson Dr, Canton 39046 44 low-income homes · 3 bd: 44 · In service since 2007 · For people with disabilities, families
- Canton Village Apts Tax credit (LIHTC) 519 Henry Ave, Canton 39046 42 homes, 41 low-income · 2 bd: 42 · In service since 1999 · For people with disabilities, families
- Sam Estess Estates Tax credit (LIHTC) 101 King Ranch Cir, Canton 39046 40 low-income homes · 3 bd: 40 · In service since 2020
- Camden Park Apts Phase II Tax credit (LIHTC) 106 Parkview Dr, Canton 39046 36 low-income homes · 2 bd: 36 · In service since 2012 · For older adults
- Marabella Estates Phase II Tax credit (LIHTC) 127 Sunset Ave, Canton 39046 26 low-income homes · 2 bd: 10 · 3 bd: 15 · 4 bd: 1 · In service since 2008 · For families
- Northbrook III HUD-assisted 107 Pine Knoll Dr, Ridgeland 39157 20 low-income homes · For older adults · (601) 956-7404
- Canal Street D Tax credit (LIHTC) 373 S Canal St, Canton 39046 4 low-income homes · 3 bd: 4 · In service since 1989 · For families
- Frey Street V Tax credit (LIHTC) 812 Frey Ln, Canton 39046 4 low-income homes · 3 bd: 4 · In service since 1989 · For families
- J W S Apts Tax credit (LIHTC) 373L N Canal St, Canton 39046 4 homes, 3 low-income · 3 bd: 4 · In service since 1989 · For families
- J W S Apts-K Tax credit (LIHTC) 373K N Canal St, Canton 39046 4 homes, 3 low-income · 3 bd: 4 · In service since 1989 · For families
- J W S Apts-L Tax credit (LIHTC) 373L N Canal St, Canton 39046 4 homes, 2 low-income · 3 bd: 4 · In service since 1989 · For families
- J W S Apts Tax credit (LIHTC) 373F N Canal St, Canton 39046 3 bd: 4 · In service since 1989 · For families
- J W S Apts Tax credit (LIHTC) 373 S Canal St, Canton 39046 3 bd: 4 · In service since 1989 · For families
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 Madison 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 Madison 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 Canton Public housing · 150 public housing units (601) 859-4032 The Housing Authority of the City of Canton: sbeasley@cantonhousing.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 Madison County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
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Housing Education and Economic Development, Inc.
3405 Medgar Evers Blvd, Jackson · 23 miles away · Spanish
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 8 more
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Voice of Calvary Ministries
531 W. Capitol St., Jackson · 25 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 7 more
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Mississippi Faith Based Coalition for Community Renewal, Inc.
1750 Ellis Ave Ste 205, Jackson · 27 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 6 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Madison 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 Madison 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 Madison 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 Madison 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 Madison 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 Madison County?
For 2 bedrooms they run from $1,040 in 39174 to $1,930 in 39110. 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 Madison County?
HUD lists 25 properties with homes for low-income households in Madison 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 Madison County?
HUD counts rent as a burden when it reaches 30% of income or more. In Madison County, 54% of renter households are in that position; in Mississippi, 51%, and nationwide, 51% (Average 2020–2024, Census).