FY2027 Small Area FMR · New Site, MS

ZIP 38859 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 38859 (New Site, MS) is $980 a month, down 9.3% from FY2026. That is 8% above the Prentiss County, MS area-wide FMR of $905.

2-bedroom SAFMR$980per month ▼ 9.3%

Area-wide 2 BR FMR$905Prentiss County, MS

Rank in the area3rdof 9 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$882

2 BR Small Area FMR$980

110% of SAFMR$1,078

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

Studio$770▼ 9.4%

1 BR$780▼ 9.3%

2 BR$980▼ 9.3%

3 BR$1,180▼ 9.9%

4 BR$1,290▼ 9.8%

FY2027 FY2026

Where 38859 sits in the Prentiss County, MS area

Of the 9 ZIP codes HUD lists for the area, 38859 has the 3rd highest two-bedroom Small Area FMR. Prentiss 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 $905 for two bedrooms; an agency that opts in to Small Area FMRs would use $980 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	$687	$850
1 bedroom	$780	$702 – $858	$692	$860
2 bedrooms	$980	$882 – $1,078	$905	$1,080
3 bedrooms	$1,180	$1,062 – $1,298	$1,078	$1,310
4 bedrooms	$1,290	$1,161 – $1,419	$1,189	$1,430

A household renting a two-bedroom home at the Small Area FMR of $980 needs about $39,200 a year to keep housing costs at 30% of income. The area median family income is $71,000 and the 80% low-income limit for four people is $57,600. ZIP code 38859 lies mainly in Prentiss County. See the Prentiss County, MS county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
38856	Marietta	5.6 mi	$1,150
38827	Belmont	5.9 mi	$910
38838	Dennis	7.1 mi	$910
38847	Golden	10.7 mi	$1,120
38873	Tishomingo	12.5 mi	$910
38829	Booneville	12.8 mi	$910

Questions

What is the Fair Market Rent for ZIP code 38859?

HUD's FY2027 Small Area Fair Market Rents for 38859 are $770 (studio), $780 (1 BR), $980 (2 BR), $1,180 (3 BR) and $1,290 (4 BR) a month.

What is the Section 8 payment standard in 38859?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 38859 that range is $882 to $1,078 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 38859?

The FY2026 income limits of the Prentiss County, MS area apply: median family income $71,000, low-income (80%) limit $57,600 for a family of four.