FY2027 Small Area FMR · West Point, MS
ZIP 39773 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 39773 (West Point, MS) is $920 a month, up 8.2% from FY2026. That is 2% above the Clay 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 39773 sits in the Clay County, MS area
Of the 9 ZIP codes HUD lists for the area, 39773 has the 5th highest two-bedroom Small Area FMR. Clay 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 $920 for this ZIP code instead.
ZIP code 39773 crosses more than one HUD area. HUD also lists it under Monroe 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 | $770 | $693 – $847 | $761 | $730 |
| 1 bedroom | $780 | $702 – $858 | $769 | $760 |
| 2 bedrooms | $920 | $828 – $1,012 | $905 | $850 |
| 3 bedrooms | $1,150 | $1,035 – $1,265 | $1,131 | $1,170 |
| 4 bedrooms | $1,540 | $1,386 – $1,694 | $1,513 | $1,430 |
A household renting a two-bedroom home at the Small Area FMR of $920 needs about $36,800 a year to keep housing costs at 30% of income. The area median family income is $60,700 and the 80% low-income limit for four people is $57,600. ZIP code 39773 lies mainly in Clay County and Monroe County. See the Clay 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 39773?
HUD's FY2027 Small Area Fair Market Rents for 39773 are $770 (studio), $780 (1 BR), $920 (2 BR), $1,150 (3 BR) and $1,540 (4 BR) a month.
What is the Section 8 payment standard in 39773?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 39773 that range is $828 to $1,012 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 39773?
The FY2026 income limits of the Clay County, MS area apply: median family income $60,700, low-income (80%) limit $57,600 for a family of four.