FY2027 Small Area FMR · Steens, MS

ZIP 39766 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 39766 (Steens, MS) is $1,010 a month, up 14.8% from FY2026. That is 8% above the Lowndes County, MS area-wide FMR of $931.

2-bedroom SAFMR$1,010per month ▲ 14.8%

Area-wide 2 BR FMR$931Lowndes County, MS

Rank in the area4thof 12 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$909

2 BR Small Area FMR$1,010

110% of SAFMR$1,111

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

Studio$870▲ 17.6%

1 BR$870▲ 16.0%

2 BR$1,010▲ 14.8%

3 BR$1,390▲ 15.8%

4 BR$1,410▲ 11.0%

FY2027 FY2026

Where 39766 sits in the Lowndes County, MS area

Of the 12 ZIP codes HUD lists for the area, 39766 has the 4th highest two-bedroom Small Area FMR. Lowndes 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 $931 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,010 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	$870	$783 – $957	$798	$740
1 bedroom	$870	$783 – $957	$803	$750
2 bedrooms	$1,010	$909 – $1,111	$931	$880
3 bedrooms	$1,390	$1,251 – $1,529	$1,278	$1,200
4 bedrooms	$1,410	$1,269 – $1,551	$1,298	$1,270

A household renting a two-bedroom home at the Small Area FMR of $1,010 needs about $40,400 a year to keep housing costs at 30% of income. The area median family income is $75,500 and the 80% low-income limit for four people is $60,650. ZIP code 39766 lies mainly in Lowndes County. See the Lowndes County, MS county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
39705	Columbus	7.4 mi	$1,070
39740	Caledonia	9.3 mi	$910
35576	Millport	9.7 mi	$1,050
39702	Columbus	10.4 mi	$910
39746	Hamilton	12.6 mi	$920
35461	Ethelsville	13.1 mi	$1,050

Questions

What is the Fair Market Rent for ZIP code 39766?

HUD's FY2027 Small Area Fair Market Rents for 39766 are $870 (studio), $870 (1 BR), $1,010 (2 BR), $1,390 (3 BR) and $1,410 (4 BR) a month.

What is the Section 8 payment standard in 39766?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 39766 that range is $909 to $1,111 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 39766?

The FY2026 income limits of the Lowndes County, MS area apply: median family income $75,500, low-income (80%) limit $60,650 for a family of four.