FMR is below market; voucher rent may lag private rents.
0.77
1 BR
1 BR
0.93ratio
FMR$920
Market$990
vs market-$70
FMR is near market; voucher and private rents are aligned.
0.93
2 BR
2 BR
0.91ratio
FMR$1,040
Market$1,140
vs market-$100
FMR is near market; voucher and private rents are aligned.
0.91
3 BR
3 BR
0.95ratio
FMR$1,310
Market$1,380
vs market-$70
FMR is near market; voucher and private rents are aligned.
0.95
4 BR
4 BR
0.87ratio
FMR$1,370
Market$1,580
vs market-$210
FMR is below market; voucher rent may lag private rents.
0.87
0.700.800.901.001.101.201.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--
ZIP 38803 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 38803 (Tupelo, MS) is $1,040 a month. That is up 5.1% from $990 in FY 2026. Tupelo is in the Lee County, MS non-metropolitan FMR area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the county-wide two-bedroom FMR of $1,044. Among 17 ZIP codes in Lee County, 38803 is tied for the 5th-highest two-bedroom rent (county range $910–$1,090). The median county two-bedroom FMR in Mississippi is $905, so ZIP 38803 is 15% above it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 38803
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$840
$920
+9.5%
$828–$1,012
1BR
$850
$920
+8.2%
$828–$1,012
2BR
$990
$1,040
+5.1%
$936–$1,144
3BR
$1,260
$1,310
+4.0%
$1,179–$1,441
4BR
$1,320
$1,370
+3.8%
$1,233–$1,507
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 38803
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$920
$920
$1,040
$1,310
$1,370
FY 2026
$840
$850
$990
$1,260
$1,320
FY 2025
$920
$930
$1,100
$1,390
$1,460
FY 2024area FMR
$853
$859
$1,045
$1,319
$1,486
FY 2023area FMR
$722
$727
$891
$1,134
$1,347
Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.
How much will Section 8 pay for a two-bedroom in ZIP 38803?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,044, which applies unless the housing authority uses Small Area FMRs, that basic range is $940 to $1,148 a month; under the ZIP-level Small Area FMR of $1,040 it would be $936 to $1,144. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.
Which HUD fair market rent area is ZIP 38803 in?
ZIP 38803 is in the Lee County, MS non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,044.
How much did fair market rent change in ZIP 38803 for FY 2027?
The two-bedroom FMR rose 5.1%, from $990 in FY 2026 to $1,040 in FY 2027. Since FY 2025 it has fallen 5.5%.
When do FY 2027 fair market rents take effect?
HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.
Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set