FY2027 Small Area FMR · Union, MS
ZIP 39365 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 39365 (Union, MS) is $910 a month, down 2.2% from FY2026. That is 11% below the Scott County, MS area-wide FMR of $1,026.
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 39365 sits in the Scott County, MS area
Of the 10 ZIP codes HUD lists for the area, 39365 has the 9th highest two-bedroom Small Area FMR. Scott 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 $1,026 for two bedrooms; an agency that opts in to Small Area FMRs would use $910 for this ZIP code instead.
ZIP code 39365 crosses more than one HUD area. HUD also lists it under Leake County, MS (same figures), Neshoba County, MS (same figures) and Newton 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 | $760 | $684 – $836 | $844 | $730 |
| 1 bedroom | $800 | $720 – $880 | $849 | $760 |
| 2 bedrooms | $910 | $819 – $1,001 | $1,026 | $930 |
| 3 bedrooms | $1,150 | $1,035 – $1,265 | $1,222 | $1,150 |
| 4 bedrooms | $1,230 | $1,107 – $1,353 | $1,348 | $1,360 |
A household renting a two-bedroom home at the Small Area FMR of $910 needs about $36,400 a year to keep housing costs at 30% of income. The area median family income is $59,000 and the 80% low-income limit for four people is $57,600. ZIP code 39365 lies mainly in Neshoba County, Newton County and Leake County. See the Scott 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 39365?
HUD's FY2027 Small Area Fair Market Rents for 39365 are $760 (studio), $800 (1 BR), $910 (2 BR), $1,150 (3 BR) and $1,230 (4 BR) a month.
What is the Section 8 payment standard in 39365?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 39365 that range is $819 to $1,001 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 39365?
The FY2026 income limits of the Scott County, MS area apply: median family income $59,000, low-income (80%) limit $57,600 for a family of four.