FY2027 Small Area FMR · Water Valley, MS
ZIP 38965 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 38965 (Water Valley, MS) is $1,120 a month, down 4.3% from FY2026. That is 24% above the Calhoun County, MS area-wide FMR of $905.
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 38965 sits in the Calhoun County, MS area
Of the 13 ZIP codes HUD lists for the area, 38965 has the 2nd highest two-bedroom Small Area FMR. Calhoun 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 $1,120 for this ZIP code instead.
ZIP code 38965 crosses more than one HUD area. HUD also lists it under Lafayette County, MS (same figures), Panola County, MS (same figures) and Yalobusha 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 | $950 | $855 – $1,045 | $630 | $990 |
| 1 bedroom | $950 | $855 – $1,045 | $692 | $990 |
| 2 bedrooms | $1,120 | $1,008 – $1,232 | $905 | $1,170 |
| 3 bedrooms | $1,390 | $1,251 – $1,529 | $1,186 | $1,470 |
| 4 bedrooms | $1,490 | $1,341 – $1,639 | $1,191 | $1,550 |
A household renting a two-bedroom home at the Small Area FMR of $1,120 needs about $44,800 a year to keep housing costs at 30% of income. The area median family income is $66,300 and the 80% low-income limit for four people is $57,600. ZIP code 38965 lies mainly in Yalobusha County, Lafayette County and Calhoun County. See the Calhoun 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 38965?
HUD's FY2027 Small Area Fair Market Rents for 38965 are $950 (studio), $950 (1 BR), $1,120 (2 BR), $1,390 (3 BR) and $1,490 (4 BR) a month.
What is the Section 8 payment standard in 38965?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 38965 that range is $1,008 to $1,232 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 38965?
The FY2026 income limits of the Calhoun County, MS area apply: median family income $66,300, low-income (80%) limit $57,600 for a family of four.