FY2027 Small Area FMR · Nettleton, MS
ZIP 38858 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 38858 (Nettleton, MS) is $970 a month, down 2.0% from FY2026. That is 5% above the Itawamba County, MS area-wide FMR of $920.
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 38858 sits in the Itawamba County, MS area
Of the 12 ZIP codes HUD lists for the area, 38858 has the 4th highest two-bedroom Small Area FMR. Itawamba 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 $920 for two bedrooms; an agency that opts in to Small Area FMRs would use $970 for this ZIP code instead.
ZIP code 38858 crosses more than one HUD area. HUD also lists it under Lee County, MS (same figures) and Monroe 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 | $840 | $756 – $924 | $774 | $830 |
| 1 bedroom | $850 | $765 – $935 | $802 | $840 |
| 2 bedrooms | $970 | $873 – $1,067 | $920 | $990 |
| 3 bedrooms | $1,200 | $1,080 – $1,320 | $1,119 | $1,250 |
| 4 bedrooms | $1,280 | $1,152 – $1,408 | $1,209 | $1,310 |
A household renting a two-bedroom home at the Small Area FMR of $970 needs about $38,800 a year to keep housing costs at 30% of income. The area median family income is $84,200 and the 80% low-income limit for four people is $66,000. ZIP code 38858 lies mainly in Itawamba County, Monroe County and Lee County. See the Itawamba 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 38858?
HUD's FY2027 Small Area Fair Market Rents for 38858 are $840 (studio), $850 (1 BR), $970 (2 BR), $1,200 (3 BR) and $1,280 (4 BR) a month.
What is the Section 8 payment standard in 38858?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 38858 that range is $873 to $1,067 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 38858?
The FY2026 income limits of the Itawamba County, MS area apply: median family income $84,200, low-income (80%) limit $66,000 for a family of four.