Not enough rental comps in this area to determine how FMR aligns with current market rates.
Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
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Mortgage rate
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ZIP 39061 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 39061 (Delta City, MS) is $910 a month. That is up 8.3% from $840 in FY 2026. Delta City is in the Sharkey 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 $905. Among 6 ZIP codes in Sharkey County, 39061 is tied for the 5th-highest two-bedroom rent (county range $910–$1,140).
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 39061
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$710
$770
+8.5%
$693–$847
1BR
$710
$840
+18.3%
$756–$924
2BR
$840
$910
+8.3%
$819–$1,001
3BR
$1,120
$1,170
+4.5%
$1,053–$1,287
4BR
$1,120
$1,200
+7.1%
$1,080–$1,320
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 39061
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$770
$840
$910
$1,170
$1,200
FY 2026
$710
$710
$840
$1,120
$1,120
FY 2025
$770
$770
$930
$1,240
$1,240
FY 2024area FMR
$738
$742
$903
$1,214
$1,219
FY 2023area FMR
$608
$611
$766
$1,037
$1,041
Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.
Two-bedroom rent in nearby Sharkey County ZIP codes
How much will Section 8 pay for a two-bedroom in ZIP 39061?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $905, which applies unless the housing authority uses Small Area FMRs, that basic range is $815 to $996 a month; under the ZIP-level Small Area FMR of $910 it would be $819 to $1,001. 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 39061 in?
ZIP 39061 is in the Sharkey County, MS non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $905.
How much did fair market rent change in ZIP 39061 for FY 2027?
The two-bedroom FMR rose 8.3%, from $840 in FY 2026 to $910 in FY 2027. Since FY 2025 it has fallen 2.2%.
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