FY2027 Small Area FMR · Epes, AL

ZIP 35460 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 35460 (Epes, AL) is $990 a month, up 19.3% from FY2026. That is 7% above the Sumter County, AL area-wide FMR of $921.

2-bedroom SAFMR$990per month ▲ 19.3%

Area-wide 2 BR FMR$921Sumter County, AL

Rank in the area4thof 11 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$891

2 BR Small Area FMR$990

110% of SAFMR$1,089

Housing agencies may set voucher payment standards anywhere from 90% to 110% of the FMR without asking HUD.

Studio$770▲ 22.2%

1 BR$840▲ 29.2%

2 BR$990▲ 19.3%

3 BR$1,360▲ 18.3%

4 BR$1,460▲ 18.7%

FY2027 FY2026

Where 35460 sits in the Sumter County, AL area

Of the 11 ZIP codes HUD lists for the area, 35460 has the 4th highest two-bedroom Small Area FMR. Sumter County, AL is not on HUD's list of mandatory Small Area FMR areas, so voucher payment standards here are normally based on the area-wide FMR of $921 for two bedrooms; an agency that opts in to Small Area FMRs would use $990 for this ZIP code instead.

All unit sizes

Monthly gross rent including utilities
Unit	FY2027 SAFMR	Payment standard range	Area-wide FMR	FY2026 SAFMR
Studio	$770	$693 – $847	$720	$630
1 bedroom	$840	$756 – $924	$788	$650
2 bedrooms	$990	$891 – $1,089	$921	$830
3 bedrooms	$1,360	$1,224 – $1,496	$1,275	$1,150
4 bedrooms	$1,460	$1,314 – $1,606	$1,368	$1,230

A household renting a two-bedroom home at the Small Area FMR of $990 needs about $39,600 a year to keep housing costs at 30% of income. The area median family income is $52,700 and the 80% low-income limit for four people is $59,350. ZIP code 35460 lies mainly in Sumter County. See the Sumter County, AL county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
35464	Gainesville	6.5 mi	$1,030
35459	Emelle	9.0 mi	$950
35443	Boligee	9.3 mi	$1,030
35470	Livingston	11.6 mi	$990
35491	West Greene	15.1 mi	$1,160
35477	Panola	17.6 mi	$920

Questions

What is the Fair Market Rent for ZIP code 35460?

HUD's FY2027 Small Area Fair Market Rents for 35460 are $770 (studio), $840 (1 BR), $990 (2 BR), $1,360 (3 BR) and $1,460 (4 BR) a month.

What is the Section 8 payment standard in 35460?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 35460 that range is $891 to $1,089 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 35460?

The FY2026 income limits of the Sumter County, AL area apply: median family income $52,700, low-income (80%) limit $59,350 for a family of four.