FY2027 Small Area FMR · Sarah, MS
ZIP 38665 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 38665 (Sarah, MS) is $1,070 a month, down 7.8% from FY2026. That is 3% below the Tate County, MS area-wide FMR of $1,101.
Payment standard range, 2 bedrooms
Housing agencies may set voucher payment standards anywhere from 90% to 110% of the FMR without asking HUD.
FY2027 FY2026
Where 38665 sits in the Tate County, MS area
Of the 7 ZIP codes HUD lists for the area, 38665 has the 6th highest two-bedroom Small Area FMR. Tate County, MS 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 $1,101 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,070 for this ZIP code instead.
ZIP code 38665 crosses more than one HUD area. HUD also lists it under Tunica County, MS (same figures) and Panola County, MS (same figures). The figure that applies depends on which side of the line the home is.
All unit sizes
| Unit | FY2027 SAFMR | Payment standard range | Area-wide FMR | FY2026 SAFMR |
|---|---|---|---|---|
| Studio | $890 | $801 – $979 | $836 | $900 |
| 1 bedroom | $970 | $873 – $1,067 | $842 | $990 |
| 2 bedrooms | $1,070 | $963 – $1,177 | $1,101 | $1,160 |
| 3 bedrooms | $1,320 | $1,188 – $1,452 | $1,322 | $1,460 |
| 4 bedrooms | $1,540 | $1,386 – $1,694 | $1,447 | $1,710 |
A household renting a two-bedroom home at the Small Area FMR of $1,070 needs about $42,800 a year to keep housing costs at 30% of income. The area median family income is $83,000 and the 80% low-income limit for four people is $66,400. ZIP code 38665 lies mainly in Tate County, Panola County and Tunica County. See the Tate County, MS county page for the full income limits table and the household check.
Nearby ZIP codes
Questions
What is the Fair Market Rent for ZIP code 38665?
HUD's FY2027 Small Area Fair Market Rents for 38665 are $890 (studio), $970 (1 BR), $1,070 (2 BR), $1,320 (3 BR) and $1,540 (4 BR) a month.
What is the Section 8 payment standard in 38665?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 38665 that range is $963 to $1,177 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 38665?
The FY2026 income limits of the Tate County, MS area apply: median family income $83,000, low-income (80%) limit $66,400 for a family of four.