Pecan Village — Income-Restricted Housing in Canton, MS 39046
1415 Highway 16 W, Canton, MS 39046
48 units · 1–3 BR
- 23 vacant units reported (Oct 2026) — call to confirm
How to apply
- Managed by J & a Mgmt. USDA does not publish a phone number for this property.
- Find contact info on USDA's Multifamily Housing programs page.
- These records do not show openings — call to confirm vacancies and waiting lists.
At this building
- Opened
- 1990
- Bedrooms
- 8 1 bedroom · 32 2 bedrooms · 8 3 bedrooms
- USDA rental assistance
- 27 units (tenant pays about 30% of income)
- Managed by
- J & a Mgmt
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Nearby income-restricted buildings
Frey Street IV
320 Frey St, Canton, MS 39046
0 mi away
4 units
- Affordability period may have ended — call to confirm
Frey Street III
816 Frey Ln, Canton, MS 39046
1 mi away
4 units · 2 BR
- Affordability period may have ended — call to confirm
Frey Street V
803 Frey Ln, Canton, MS 39046
1 mi away
4 units
- Affordability period may have ended — call to confirm
Frey Street Apts
824 Frey Ln, Canton, MS 39046
1.1 mi away
4 units · 2 BR
- Affordability period may have ended — call to confirm
Frey Street II
828 Frey Ln, Canton, MS 39046
1.1 mi away
4 units · 2 BR
- Affordability period may have ended — call to confirm
Rents and income limits in 39046
- Fair market rent, 2 bedrooms
- $1,060/mo
- Income needed to pay it at 30% of income
- $42,400/yr
- Renters in 39046 paying 30% or more of income on rent
- 63%
Income limits (2026)
Jackson, MS area · median family income $91,400. Your household's yearly income before taxes must be at or below the limit.
| People | Extremely low 30% | Very low 50% | Low 80% |
|---|---|---|---|
| 1 | $19,200 | $32,000 | $51,200 |
| 2 | $21,950 | $36,600 | $58,500 |
| 3 | $27,320 | $41,150 | $65,800 |
| 4 | $33,000 | $45,700 | $73,100 |
| 5 | $38,680 | $49,400 | $78,950 |
| 6 | $44,360 | $53,050 | $84,800 |
| 7 | $50,040 | $56,700 | $90,650 |
| 8 | $55,720 | $60,350 | $96,500 |
Section 8 vouchers: up to the 50% limit, and most go to households under 30%. Public housing: up to 80%. Tax-credit apartments: usually up to 60% of median income, between the 50% and 80% columns.
Fair market rents (2027)
HUD's estimate of rent plus utilities for a modest home. Housing authorities set Section 8 voucher limits from it.
| Size | 39046 | Wider area |
|---|---|---|
| Studio | $900 | $1,099 |
| 1 bedroom | $910 | $1,105 |
| 2 bedrooms | $1,060 | $1,289 |
| 3 bedrooms | $1,260 | $1,536 |
| 4 bedrooms | $1,390 | $1,694 |
Wider area = Jackson, MS. Two-bedroom fair market rents in 4 nearby ZIPs range from $1,140 (39179) to $1,930 (39110).
Census figures for 39046 (2020–2024 average): median rent $872. Median household income $49,132. 39% of homes are rented. 63% of renters pay 30% or more of their income on rent, and 20% pay half or more.
Census median rent is what renters here actually pay, including long-term leases. Fair market rent is HUD's estimate for a modest apartment available now.
Sources: HUD income limits FY2026; HUD Fair Market Rents FY2027 (Small Area FMR for ZIP figures); U.S. Census Bureau American Community Survey 5-year 2020–2024. Each program and building can set its own limits — confirm with the property.
Estimate your Section 8 rent share
Project-based Section 8 is on the buildings above. A Housing Choice Voucher is different: you apply with the housing authority, then find a landlord who takes it. Your share of rent is based on income — not always 30%. The calculator uses 39046's fair market rent.
Estimate your Section 8 rent share for 39046Frequently Asked Questions
How do I apply to Pecan Village?
No phone is listed for Pecan Village. Try the city housing office or, for USDA rural properties, USDA's Multifamily Housing search. These records do not show openings.
Is Pecan Village Section 8 housing?
Pecan Village is listed as income-restricted housing in Canton, MS 39046 (lihtc, usda). It is not labeled as project-based Section 8 in this file. Call to ask which programs they run.
How many units are at Pecan Village?
Public records list 48 units at Pecan Village in Canton, MS 39046. That is a building size, not a count of open apartments.
Are there other affordable apartments near Pecan Village?
Yes — this page lists other income-restricted buildings in 39046 and nearby ZIP codes. Open a nearby card for the address and phone. Lists still do not show vacancies.
People Also Ask
How do I get into Pecan Village?
Call the number on this page and ask about the waiting list or how to apply at Pecan Village in Canton, MS 39046. Public housing is through the housing authority. Bring ID and income documents when they tell you to. This site cannot submit an application for you.
How do I qualify for affordable housing in Canton, MS 39046?
Most income-restricted buildings in Canton, MS 39046 serve households at or below 50% or 80% of area median income. HUD's 2026 very low-income (50%) limit for a 1-person household is $32,000, and $45,700 for a 4-person household. Public housing can go up to 80% ($51,200 for 1 person). Each building sets its own cap — call to confirm before you apply. Citizenship, household size, and local preferences can also apply.
What is the income limit for low-income housing in Canton, MS 39046?
For many programs in Canton, MS 39046, the 2026 HUD very low-income (50%) limit is $32,000 a year for 1 person and $45,700 for 4 people. The low-income (80%) limit is $51,200 for 1 person. Tax-credit buildings often use 60% of median income. Confirm with the property — they can be stricter.
How much rent do you pay for low-income housing in Canton, MS 39046?
In public housing and most Section 8 in Canton, MS 39046, tenants typically pay about 30% of adjusted income. HUD's 2027 fair market rent for a 2-bedroom near Canton, MS 39046 is $1,060 a month (rent plus utilities for a modest unit). Tax-credit apartments use set rents below market, not always 30% of income. Call the building for the actual rent; this site is not a vacancy or price list.
Does Pecan Village take Section 8 vouchers?
This file does not say that Pecan Village has a project-based Section 8 contract. Some landlords in Canton, MS 39046 accept Housing Choice Vouchers; you have to ask. Apply for a voucher with the housing authority, then call Pecan Village.
Sources: HUD LIHTC database, 2024 (released Apr 2026); HUD Multifamily Assisted Properties, Oct 2026; USDA Rural Development multifamily, Oct 2026. Not affiliated with HUD or USDA. Details can be out of date — confirm with the property before applying. Report a correction.