Pecan Grove Prop LP — Income-Restricted Housing in Duck Hill, MS 38925
403 Pecan Circle, Duck Hill, MS 38925
36 units · 1–3 BR · People with disabilities
- 2 vacant units reported (Oct 2026) — call to confirm
How to apply
- Managed by Carpenter Mgmt Co. 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
- 1987
- Income limit
- 60% AMI
- Bedrooms
- 4 1 bedroom · 28 2 bedrooms · 4 3 bedrooms
- USDA rental assistance
- 35 units (tenant pays about 30% of income)
- Managed by
- Carpenter Mgmt Co
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Nearby income-restricted buildings
Farmington Place
276 Farmington Dr, Duck Hill, MS 38925
4.4 mi away
36 units · 1–3 BR
- 6 vacant units reported (Oct 2026) — call to confirm
Sunset Townhouses
920 Chickasaw Dr, Grenada, MS 38901
9.8 mi away
48 units · 1–2 BR
- 1 vacant unit reported (Oct 2026) — call to confirm
Rose Court
701 Allen St, Winona, MS 38967
9.9 mi away
154 units · 1–3 BR
- Apply through The Housing Authority of the City of Winona
- Residents waited about 17 months to move in (HUD, Oct 2026)
Winona Senior Apt
220 Kent St, Winona, MS 38967
10.6 mi away
24 units · 1–2 BR
- 1 vacant unit reported (Oct 2026) — call to confirm
Oakwood Apartments
207 S Central Ave, Winona, MS 38967
10.6 mi away
23 units · 2 BR
- 13 vacant units reported (Oct 2026) — call to confirm
Rents and income limits in 38925
- Fair market rent, 2 bedrooms
- $1,080/mo
- Income needed to pay it at 30% of income
- $43,200/yr
- Renters in 38925 paying 30% or more of income on rent
- 44%
Income limits (2026)
Montgomery County, MS area · median family income $58,700. Your household's yearly income before taxes must be at or below the limit.
| People | Extremely low 30% | Very low 50% | Low 80% |
|---|---|---|---|
| 1 | $15,960 | $25,200 | $40,350 |
| 2 | $21,640 | $28,800 | $46,100 |
| 3 | $27,320 | $32,400 | $51,850 |
| 4 | $33,000 | $36,000 | $57,600 |
| 5 | $38,680 | $38,900 | $62,250 |
| 6 | $41,800 | $41,800 | $66,850 |
| 7 | $44,650 | $44,650 | $71,450 |
| 8 | $47,550 | $47,550 | $76,050 |
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 | 38925 | Wider area |
|---|---|---|
| Studio | $890 | $761 |
| 1 bedroom | $960 | $828 |
| 2 bedrooms | $1,080 | $905 |
| 3 bedrooms | $1,280 | $1,078 |
| 4 bedrooms | $1,410 | $1,189 |
Wider area = Montgomery County, MS. Two-bedroom fair market rents in 4 nearby ZIPs range from $930 (38967) to $980 (38929).
Census figures for 38925 (2020–2024 average): median rent $491. Median household income $41,217. 18% of homes are rented. 44% of renters pay 30% or more of their income on rent, and 37% 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 38925's fair market rent.
Estimate your Section 8 rent share for 38925Frequently Asked Questions
How do I apply to Pecan Grove Prop LP?
No phone is listed for Pecan Grove Prop LP. Try the city housing office or, for USDA rural properties, USDA's Multifamily Housing search. These records do not show openings.
Is Pecan Grove Prop LP Section 8 housing?
Pecan Grove Prop LP is listed as income-restricted housing in Duck Hill, MS 38925 (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 Grove Prop LP?
Public records list 36 units at Pecan Grove Prop LP in Duck Hill, MS 38925. That is a building size, not a count of open apartments.
Are there other affordable apartments near Pecan Grove Prop LP?
Yes — this page lists other income-restricted buildings in 38925 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 Grove Prop LP?
Call the number on this page and ask about the waiting list or how to apply at Pecan Grove Prop LP in Duck Hill, MS 38925. 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 Duck Hill, MS 38925?
Most income-restricted buildings in Duck Hill, MS 38925 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 $25,200, and $36,000 for a 4-person household. Public housing can go up to 80% ($40,350 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 Duck Hill, MS 38925?
For many programs in Duck Hill, MS 38925, the 2026 HUD very low-income (50%) limit is $25,200 a year for 1 person and $36,000 for 4 people. The low-income (80%) limit is $40,350 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 Duck Hill, MS 38925?
In public housing and most Section 8 in Duck Hill, MS 38925, tenants typically pay about 30% of adjusted income. HUD's 2027 fair market rent for a 2-bedroom near Duck Hill, MS 38925 is $1,080 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 Grove Prop LP take Section 8 vouchers?
This file does not say that Pecan Grove Prop LP has a project-based Section 8 contract. Some landlords in Duck Hill, MS 38925 accept Housing Choice Vouchers; you have to ask. Apply for a voucher with the housing authority, then call Pecan Grove Prop LP.
Sources: HUD LIHTC database, 2024 (released Apr 2026); HUD Multifamily Assisted Properties, Oct 2026; HUD Public Housing Developments, 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. To add a different building, use the suggestion rubric.