FY2027 Small Area FMR · Cary, MS

ZIP 39054 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 39054 (Cary, MS) is $1,140 a month, down 9.5% from FY2026. That is 26% above the Sharkey County, MS area-wide FMR of $905.

2-bedroom SAFMR$1,140per month ▼ 9.5%

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

Rank in the area1stof 7 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,026

2 BR Small Area FMR$1,140

110% of SAFMR$1,254

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

Studio$960▼ 9.4%

1 BR$970▼ 9.3%

2 BR$1,140▼ 9.5%

3 BR$1,520▼ 9.5%

4 BR$1,520▼ 9.5%

FY2027 FY2026

Where 39054 sits in the Sharkey County, MS area

Of the 7 ZIP codes HUD lists for the area, 39054 has the 1st highest two-bedroom Small Area FMR. Sharkey 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 $1,140 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	$960	$864 – $1,056	$761	$1,060
1 bedroom	$970	$873 – $1,067	$831	$1,070
2 bedrooms	$1,140	$1,026 – $1,254	$905	$1,260
3 bedrooms	$1,520	$1,368 – $1,672	$1,165	$1,680
4 bedrooms	$1,520	$1,368 – $1,672	$1,189	$1,680

A household renting a two-bedroom home at the Small Area FMR of $1,140 needs about $45,600 a year to keep housing costs at 30% of income. The area median family income is $50,100 and the 80% low-income limit for four people is $57,600. ZIP code 39054 lies mainly in Sharkey County. See the Sharkey County, MS county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
39159	Rolling Fork	3.6 mi	$920
39113	Mayersville	10.7 mi	$920
39177	Valley Park	13.2 mi	$910
39088	Holly Bluff	13.7 mi	$950
38745	Grace	13.9 mi	$920
71286	Transylvania	17.1 mi	$890

Questions

What is the Fair Market Rent for ZIP code 39054?

HUD's FY2027 Small Area Fair Market Rents for 39054 are $960 (studio), $970 (1 BR), $1,140 (2 BR), $1,520 (3 BR) and $1,520 (4 BR) a month.

What is the Section 8 payment standard in 39054?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 39054 that range is $1,026 to $1,254 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 39054?

The FY2026 income limits of the Sharkey County, MS area apply: median family income $50,100, low-income (80%) limit $57,600 for a family of four.