Renting · Section 8
Data from November 2026
Renting in Yazoo County, Mississippi
Yazoo County has a HUD fair market rent of $1,016 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $790 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $19.54 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,016
- a month, HUD, Fiscal year 2027
- 7% less than in Mississippi
- Typical rent
- $790
- a month, Census, Average 2020–2024
- 17% less than in Mississippi
- Wage needed
- $19.54
- an hour, 2 bedrooms
- Or $40,640 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 56%
- spend 30% or more of income on rent
- 8% more than in Mississippi
Only here
Renting in Yazoo County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Nearby, in Issaquena County, the typical rent is $339: 57% less than in Yazoo County ($790).
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At 55%, Yazoo County ranks 6th among the 82 counties in Mississippi for the lowest homeownership rate.
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18% of households in Yazoo 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 Yazoo 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 | $772 | $14.85 | $30,880 |
| 1 bedroom | $777 | $14.94 | $31,080 |
| 2 bedrooms | $1,016 | $19.54 | $40,640 |
| 3 bedrooms | $1,330 | $25.58 | $53,200 |
| 4 bedrooms | $1,335 | $25.67 | $53,400 |
HUD area: Yazoo County, 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 Yazoo County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $980 in 39194 to $1,190 in 39040. 6 ZIP codes are above the county's fair market rent ($1,016).
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)
| 39039 | Yazoo County, MS | $840 | $850 | $1,080 | $1,400 | $1,460 |
|---|---|---|---|---|---|---|
| 39040 | Yazoo County, MS | $900 | $910 | $1,190 | $1,560 | $1,560 |
| 39162 | Warren County, MS | $830 | $830 | $1,080 | $1,410 | $1,420 |
| 39162 | Yazoo County, MS | $830 | $830 | $1,080 | $1,410 | $1,420 |
| 39173 | Yazoo County, MS | $770 | $780 | $1,020 | $1,340 | $1,340 |
| 39179 | Yazoo County, MS | $870 | $870 | $1,140 | $1,490 | $1,500 |
| 39194 | Holmes County, MS | $750 | $750 | $980 | $1,280 | $1,290 |
| 39194 | Humphreys County, MS | $750 | $750 | $980 | $1,280 | $1,290 |
| 39194 | Yazoo County, MS | $750 | $750 | $980 | $1,280 | $1,290 |
- 39039 · Yazoo County, MS $1,080$1,400
- 39040 · Yazoo County, MS $1,190$1,560
- 39162 · Warren County, MS $1,080$1,410
- 39162 · Yazoo County, MS $1,080$1,410
- 39173 · Yazoo County, MS $1,020$1,340
- 39179 · Yazoo County, MS $1,140$1,490
- 39194 · Holmes County, MS $980$1,280
- 39194 · Humphreys County, MS $980$1,280
- 39194 · Yazoo County, MS $980$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 Yazoo County, 56% 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.
56%
of renter households spend 30% or more of their income on rent.
3,918 households rent in Yazoo County
- Spend half or more of their income 31%
- Spend 30% or more, but less than half 24%
- Spend less than 30% 44%
Compared with the state and the country
- Yazoo 56%
- Mississippi 51%
- United States 51%
Low-income apartments
Low-income apartments in Yazoo County
HUD lists 18 properties with homes for low-income households in Yazoo County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 13
- HUD-assisted
- 8
892 homes in all; 832 of them low-income, according to HUD.
- Shady Lane Apts Tax credit (LIHTC) · HUD-assisted 740 Shady Dr, Yazoo City 39194 120 low-income homes · 1 bd: 8 · 2 bd: 60 · 3 bd: 48 · 4 bd: 4 · In service since 2014 · For families · (662) 746-1826
- Yazoo Estates Tax credit (LIHTC) 274 N Locust St, Yazoo City 39194 96 low-income homes · 2 bd: 64 · 3 bd: 32 · In service since 2008
- Magnolia Crossing Tax credit (LIHTC) 280 Magnolia Dr, Yazoo City 39194 86 low-income homes · 1 bd: 8 · 2 bd: 21 · 3 bd: 43 · 4 bd: 14 · In service since 2015 · For families
- Oak Haven Apts Tax credit (LIHTC) · HUD-assisted 743 Shady Dr, Yazoo City 39194 80 low-income homes · 1 bd: 72 · 2 bd: 8 · In service since 1997 · For older adults · (662) 746-8344
- Willow Wood Apts Tax credit (LIHTC) · HUD-assisted 925 Grady Ave, Yazoo City 39194 49 low-income homes · 1 bd: 8 · 2 bd: 8 · 3 bd: 17 · 4 bd: 16 · In service since 1997 · For older adults, people with disabilities, families · (662) 746-1494
- Yazoo City Senior Apts Tax credit (LIHTC) 321 N Wise St, Yazoo City 39194 49 low-income homes · 1 bd: 47 · 2 bd: 2 · In service since 1997 · For older adults, people with disabilities
- Clubview Apts HUD-assisted 481 Westview Dr, Yazoo City 39194 75 homes, 48 low-income · For families · (662) 746-7781
- Lintonia Apartments HUD-assisted 203 E Ninth St, Yazoo City 39194 48 low-income homes · For older adults · (662) 746-1923
- Broadmoor Village Tax credit (LIHTC) 491 Westview Dr, Yazoo City 39194 48 homes, 47 low-income · 1 bd: 8 · 2 bd: 40 · In service since 2001 · For people with disabilities, families
- League Cove & Robert's Estates Tax credit (LIHTC) 1000 Jason Blvd, Yazoo City 39194 40 low-income homes · 3 bd: 40 · In service since 2007 · For families
- Genesis Court Tax credit (LIHTC) 308 Genesis Ct, Yazoo City 39194 32 low-income homes · 1 bd: 12 · 2 bd: 16 · 3 bd: 4 · In service since 1991
- Graystone Apts II Tax credit (LIHTC) 826 W Second St, Yazoo City 39194 32 homes, 30 low-income · 2 bd: 32 · In service since 2000 · For families
- H A Scott Riverside Apts HUD-assisted 725-A River Road, Yazoo City 39194 30 low-income homes · For older adults · (662) 746-3283
- Landview Manor Tax credit (LIHTC) 102 Cannon Ave, Bentonia 39040 28 low-income homes · 1 bd: 26 · 2 bd: 2 · In service since 1994 · For older adults, people with disabilities
- Jonestown Apts Tax credit (LIHTC) 575 Old River Rd, Yazoo City 39194 25 low-income homes · 2 bd: 3 · 3 bd: 22 · In service since 1995 · For people with disabilities, families
- Cornerstone Apartments HUD-assisted 2311 Gordon Ave, Yazoo City 39194 12 low-income homes · For people with disabilities · (662) 716-9803
- Kings Dau & Sons Group HUD-assisted 1095 Calhoun Ave, Yazoo City 39194 12 low-income homes · For people with disabilities · (662) 746-4361
- Graystone Apts I Tax credit (LIHTC) 826 W Second St, Yazoo City 39194 30 homes
3 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 Yazoo 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 Yazoo 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 | $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: $60,100. HUD income limits by family size, Fiscal year 2026. Area: Yazoo County, MS HUD Metro FMR Area. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $695 – $849
- 1 bedroom $699 – $855
- 2 bedrooms $914 – $1,118
- 3 bedrooms $1,197 – $1,463
- 4 bedrooms $1,202 – $1,469
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 Yazoo City Public housing (601) 746-2226
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 Yazoo 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 · 31 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 · 34 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 7 more
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West Jackson CDC
1635 Raymond Rd, Jackson · 34 miles away
- Budget and financial counseling
- Budget and credit workshops
- and 6 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Yazoo 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
$2,032
What you need before you get the keys.
What adds up
- First month
- $1,016
- Security deposit
- $1,016
- Total
- $2,032
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 Yazoo County?
According to HUD (Fiscal year 2027): Studio: $772; 1 bedroom: $777; 2 bedrooms: $1,016; 3 bedrooms: $1,330; 4 bedrooms: $1,335. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Yazoo County?
Paying the 2-bedroom fair market rent ($1,016) without spending more than 30% of income takes $19.54 an hour full time, or $40,640 a year.
Who qualifies for Section 8 in Yazoo 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 Yazoo 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 $914 and $1,118 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Yazoo County?
For 2 bedrooms they run from $980 in 39194 to $1,190 in 39040. 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 Yazoo County?
HUD lists 18 properties with homes for low-income households in Yazoo County: tax-credit apartments (LIHTC) and HUD-assisted buildings. 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 Yazoo County?
HUD counts rent as a burden when it reaches 30% of income or more. In Yazoo County, 56% of renter households are in that position; in Mississippi, 51%, and nationwide, 51% (Average 2020–2024, Census).