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Lee County/Saltillo/38866

38866

ZIPSAFMR
Lee County, MS
Zillow

ZIP Investment Score

95Above average

095130300
BRFMR
Eff. Rent
0 BR$850$850
1 BR$850$940
2 BR$960$1,060
3 BR$1,210$1,330
4 BR$1,260$1,390
5 BR$1,449Not available
6 BR$1,666Not available
7 BR$1,916Not available
8 BR$2,204Not available

Purchase Price Calculator

Maximum purchase price
$95,599

Cost breakdown

+Likely effective rent$1,060
HUD FMR$960
Market rent$1,240
Est. payment standard (110%)Used$1,060
-Principal and interest-$483
Loan amount$76,479
Down payment$19,120
Rate6.50%
Term30 years
-Operating costs-$377
Property taxes-$96
Insurance-$175
Utilities$0
HOA$0
Management-$106
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$17,291(90.4% ROI)
Projected value
$102,950
Return breakdown
Property appreciation+$7,351
Loan principal paid down+$2,740
Rental cash flow+$7,200
5-year hold
+$29,449(154.0% ROI)
Projected value
$108,162
Return breakdown
Property appreciation+$12,563
Loan principal paid down+$4,886
Rental cash flow+$12,000
10-year hold
+$62,419(326.5% ROI)
Projected value
$122,375
Return breakdown
Property appreciation+$26,776
Loan principal paid down+$11,643
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

1 BR
0.83
2 BR
0.77
3 BR
0.84
4 BR
0.78
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 38866 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 38866 (Saltillo, MS) is $960 a month. That is down 7.7% from $1,040 in FY 2026. Saltillo 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, 38866 has the 10th-highest two-bedroom rent (county range $910–$1,090). The median county two-bedroom FMR in Mississippi is $905, so ZIP 38866 is 6% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 38866
BedroomsFY 2027Change90–110% range
Studio$850−3.4%$765–$935
1BR$850−3.4%$765–$935
2BR$960−7.7%$864–$1,056
3BR$1,210−7.6%$1,089–$1,331
4BR$1,260−8.0%$1,134–$1,386

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 38866
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$850$850$960$1,210$1,260
FY 2026$880$880$1,040$1,310$1,370
FY 2025$970$970$1,150$1,450$1,520
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.

Two-bedroom rent in nearby Lee County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 38866
38826$1,090+13.5%
38828$910−5.2%
38843$920−4.2%
38849$1,000+4.2%
38855$910−5.2%
38857$930−3.1%
38858$970+1.0%
38860$910−5.2%
38862$1,000+4.2%
38866Current$960—
38868$1,080+12.5%
38879$1,090+13.5%

Questions about ZIP 38866 rents

How much will Section 8 pay for a two-bedroom in ZIP 38866?

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 $960 it would be $864 to $1,056. 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 38866 in?

ZIP 38866 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 38866 for FY 2027?

The two-bedroom FMR fell 7.7%, from $1,040 in FY 2026 to $960 in FY 2027. Since FY 2025 it has fallen 16.5%.

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

County fair market rentSaltillo, MS fair market rentMS statewide rentsWhat is SAFMR?Data sources