Renting · Section 8
Data from November 2026
Renting in Panola County, Mississippi
Panola County has a HUD fair market rent of $947 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $874 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $18.21 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $947
- a month, HUD, Fiscal year 2027
- 13% less than in Mississippi
- Typical rent
- $874
- a month, Census, Average 2020–2024
- 8% less than in Mississippi
- Wage needed
- $18.21
- an hour, 2 bedrooms
- Or $37,880 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 52%
- spend 30% or more of income on rent
- About the same as in Mississippi
Only here
Renting in Panola County: what sets it apart
What this place has that others do not, from public data, most unusual first.
-
Nearby, in Yalobusha County, the typical rent is $667: 24% less than in Panola County ($874).
-
20% of households in Panola 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 Panola 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 | $659 | $12.67 | $26,360 |
| 1 bedroom | $805 | $15.48 | $32,200 |
| 2 bedrooms | $947 | $18.21 | $37,880 |
| 3 bedrooms | $1,193 | $22.94 | $47,720 |
| 4 bedrooms | $1,440 | $27.69 | $57,600 |
HUD area: Panola 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 15 ZIP codes in Panola County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $910 in 38622 to $1,120 in 38619. 12 ZIP codes are above the county's fair market rent ($947).
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)
| 38606 | Lafayette County, MS | $950 | $950 | $1,120 | $1,390 | $1,490 |
|---|---|---|---|---|---|---|
| 38606 | Panola County, MS | $950 | $950 | $1,120 | $1,390 | $1,490 |
| 38606 | Quitman County, MS | $950 | $950 | $1,120 | $1,390 | $1,490 |
| 38619 | Lafayette County, MS | $950 | $950 | $1,120 | $1,390 | $1,490 |
| 38619 | Panola County, MS | $950 | $950 | $1,120 | $1,390 | $1,490 |
| 38619 | Tate County, MS | $950 | $950 | $1,120 | $1,390 | $1,490 |
| 38620 | Panola County, MS | $690 | $840 | $990 | $1,250 | $1,510 |
| 38621 | Panola County, MS | $890 | $970 | $1,070 | $1,280 | $1,500 |
| 38621 | Quitman County, MS | $890 | $970 | $1,070 | $1,280 | $1,500 |
| 38621 | Tunica County, MS | $890 | $970 | $1,070 | $1,280 | $1,500 |
| 38622 | Panola County, MS | $720 | $770 | $910 | $1,210 | $1,470 |
| 38622 | Quitman County, MS | $720 | $770 | $910 | $1,210 | $1,470 |
| 38658 | Panola County, MS | $750 | $910 | $1,070 | $1,350 | $1,680 |
| 38658 | Yalobusha County, MS | $750 | $910 | $1,070 | $1,350 | $1,680 |
| 38666 | Panola County, MS | $630 | $770 | $910 | $1,140 | $1,380 |
- 38606 · Lafayette County, MS $1,120$1,390
- 38606 · Panola County, MS $1,120$1,390
- 38606 · Quitman County, MS $1,120$1,390
- 38619 · Lafayette County, MS $1,120$1,390
- 38619 · Panola County, MS $1,120$1,390
- 38619 · Tate County, MS $1,120$1,390
- 38620 · Panola County, MS $990$1,250
- 38621 · Panola County, MS $1,070$1,280
- 38621 · Quitman County, MS $1,070$1,280
- 38621 · Tunica County, MS $1,070$1,280
- 38622 · Panola County, MS $910$1,210
- 38622 · Quitman County, MS $910$1,210
- 38658 · Panola County, MS $1,070$1,350
- 38658 · Yalobusha County, MS $1,070$1,350
- 38666 · Panola County, MS $910$1,140
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 Panola County, 52% 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.
52%
of renter households spend 30% or more of their income on rent.
3,558 households rent in Panola County
- Spend half or more of their income 26%
- Spend 30% or more, but less than half 26%
- Spend less than 30% 48%
Compared with the state and the country
- Panola 52%
- Mississippi 51%
- United States 51%
Low-income apartments
Low-income apartments in Panola County
HUD lists 12 properties with homes for low-income households in Panola 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)
- 8
- HUD-assisted
- 3
- public housing
- 1
500 homes in all; 496 of them low-income, according to HUD.
- Skyview Apts Tax credit (LIHTC) 201 Lester St, Batesville 38606 102 low-income homes · 1 bd: 24 · 2 bd: 26 · 3 bd: 28 · 4 bd: 24 · In service since 2014 · For families
- Skyview Apts HUD-assisted 201 Leonard St, Batesville 38606 102 low-income homes · For older adults · (601) 563-3683
- Greenhill Circle Public housing 210 Dewberry St, Sardis 38666 82 low-income homes · Run by The Housing Authority of the City of Sardis · Average payment: $341 a month · Average wait: 18 months · (662) 487-2441
- Timber Ridge Apts Tax credit (LIHTC) 211 Tubbs Rd, Batesville 38606 32 low-income homes · 2 bd: 24 · 3 bd: 8 · In service since 1991 · For people with disabilities, families
- Azria Lewers and Jessie J. Lyons Manor HUD-assisted 106 Creek Dr, Como 38619 28 low-income homes · For older adults · (662) 253-5186
- Green Hill Apartments Tax credit (LIHTC) 201 Atkins St, Sardis 38666 24 homes, 23 low-income · 2 bd: 8 · 3 bd: 16 · In service since 2015 · For people with disabilities, families
- Green Hill Apartments II Tax credit (LIHTC) 201 Atkins St, Sardis 38666 24 homes, 23 low-income · 2 bd: 8 · 3 bd: 16 · In service since 2015 · For people with disabilities, families
- Meadowview Apartments Tax credit (LIHTC) 150 Martin Luther King Jr Dr, Batesville 38606 24 homes, 23 low-income · 2 bd: 8 · 3 bd: 16 · In service since 2015 · For people with disabilities, families
- Oscar Barlow Estates Tax credit (LIHTC) 210 Jones St, Crenshaw 38621 24 homes, 23 low-income · 3 bd: 24 · In service since 2015 · For families
- Sardis Gardens Apts HUD-assisted 150 E Carlee St, Sardis 38666 22 low-income homes · For older adults · (601) 487-3079
- Cross Creek Apts Tax credit (LIHTC) 610 Highway 51 N, Sardis 38666 20 low-income homes · 1 bd: 8 · 2 bd: 12 · In service since 2005 · For older adults
- Stewart Manor Tax credit (LIHTC) 324 Patton Ln, Batesville 38606 16 low-income homes · 1 bd: 4 · 3 bd: 12 · In service since 1999
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 Panola 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 Panola 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)
| 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: $69,100. HUD income limits by family size, Fiscal year 2026. Area: Panola County, MS. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $593 – $725
- 1 bedroom $725 – $886
- 2 bedrooms $852 – $1,042
- 3 bedrooms $1,074 – $1,312
- 4 bedrooms $1,296 – $1,584
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 Sardis Public housing · 82 public housing units (662) 487-2441 The Housing Authority of the City of Sardis: mdnnigan56@panola.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 Panola County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
-
North Mississippi Rural Legal Services
493 Ryland Way, Oxford · 26 miles away · Spanish
- Mortgage delinquency and default
- Workshops for new owners
- and 2 more
-
Tunica Co. Community Dev. Coalition
1097 Antioch St, Tunica · 33 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 5 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Panola 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
$1,894
What you need before you get the keys.
What adds up
- First month
- $947
- Security deposit
- $947
- Total
- $1,894
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 Panola County?
According to HUD (Fiscal year 2027): Studio: $659; 1 bedroom: $805; 2 bedrooms: $947; 3 bedrooms: $1,193; 4 bedrooms: $1,440. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Panola County?
Paying the 2-bedroom fair market rent ($947) without spending more than 30% of income takes $18.21 an hour full time, or $37,880 a year.
Who qualifies for Section 8 in Panola 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 Panola 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 $852 and $1,042 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Panola County?
For 2 bedrooms they run from $910 in 38622 to $1,120 in 38619. 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 Panola County?
HUD lists 12 properties with homes for low-income households in Panola 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 Panola County?
HUD counts rent as a burden when it reaches 30% of income or more. In Panola County, 52% of renter households are in that position; in Mississippi, 51%, and nationwide, 51% (Average 2020–2024, Census).