Westside Manor — Income-Restricted Housing in Shannon, MS 38868
125 Cherry St, Shannon, MS 38868
12 units · Studio–1 BR
Leasing office: (662) 566-7708Directions
How to apply
- Call the leasing office at (662) 566-7708 to ask about applying, vacancies, and waiting lists.
- These records do not show openings — call to confirm vacancies and waiting lists.
At this building
- Opened
- 1988
- Bedrooms
- 6 Studio · 6 1 bedroom
- HUD inspection
- HUD inspection score: 97/100 (May 2026) HUD inspects subsidized buildings on a 0–100 scale. This is a snapshot, not a pass/fail grade.
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Nearby income-restricted buildings
Cedar Ridge Apts
117 Apartment Dr, Shannon, MS 38868
0.5 mi away
48 units · 1–3 BR · People with disabilities
- 24 vacant units reported (Oct 2026) — call to confirm
Meadow Park, Coggin & Haven Acres
134 Hillcrest St, Verona, MS 38801
5.6 mi away
122 units · 121 income-restricted · 2–3 BR
Barley Court Apartments
840-1 Barley ST, Tupelo, MS 38801
5.7 mi away
100 units · 1–4+ BR · People with disabilities
Regal Ridge Plantersville, L.P.
200 Cedar Street, Plantersville, MS 38862
6 mi away
24 units · 2 BR
- 1 vacant unit reported (Oct 2026) — call to confirm
Rents and income limits in 38868
- Fair market rent, 2 bedrooms
- $1,080/mo
- Income needed to pay it at 30% of income
- $43,200/yr
- Renters in 38868 paying 30% or more of income on rent
- 53%
Income limits (2026)
Lee County, MS area · median family income $75,700. Your household's yearly income before taxes must be at or below the limit.
| People | Extremely low 30% | Very low 50% | Low 80% |
|---|---|---|---|
| 1 | $16,450 | $27,500 | $43,900 |
| 2 | $21,640 | $31,400 | $50,200 |
| 3 | $27,320 | $35,300 | $56,450 |
| 4 | $33,000 | $39,200 | $62,700 |
| 5 | $38,680 | $42,350 | $67,750 |
| 6 | $44,360 | $45,500 | $72,800 |
| 7 | $48,650 | $48,650 | $77,800 |
| 8 | $51,750 | $51,750 | $82,800 |
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 | 38868 | Wider area |
|---|---|---|
| Studio | $940 | $921 |
| 1 bedroom | $960 | $924 |
| 2 bedrooms | $1,080 | $1,044 |
| 3 bedrooms | $1,370 | $1,319 |
| 4 bedrooms | $1,450 | $1,372 |
Wider area = Lee County, MS. Two-bedroom fair market rents in 4 nearby ZIPs range from $910 (38860) to $1,090 (38801).
Census figures for 38868 (2020–2024 average): median rent $894. Median household income $41,030. 26% of homes are rented. 53% of renters pay 30% or more of their income on rent, and 36% 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 38868's fair market rent.
Estimate your Section 8 rent share for 38868Frequently Asked Questions
How do I apply to Westside Manor?
Call (662) 566-7708 and ask about applying, vacancies, and waiting lists at Westside Manor in Shannon, MS 38868. These records do not show openings.
Is Westside Manor Section 8 housing?
Westside Manor is listed with a HUD-assisted or project-based Section 8 contract. The subsidy stays with the apartment. A Housing Choice Voucher is different — you apply with the housing authority. Confirm the program when you call.
How many units are at Westside Manor?
Public records list 12 units at Westside Manor in Shannon, MS 38868. That is a building size, not a count of open apartments.
Are there other affordable apartments near Westside Manor?
Yes — this page lists other income-restricted buildings in 38868 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 Westside Manor?
Call the number on this page and ask about the waiting list or how to apply at Westside Manor in Shannon, MS 38868. 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 Shannon, MS 38868?
Most income-restricted buildings in Shannon, MS 38868 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 $27,500, and $39,200 for a 4-person household. Public housing can go up to 80% ($43,900 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 Shannon, MS 38868?
For many programs in Shannon, MS 38868, the 2026 HUD very low-income (50%) limit is $27,500 a year for 1 person and $39,200 for 4 people. The low-income (80%) limit is $43,900 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 Shannon, MS 38868?
In public housing and most Section 8 in Shannon, MS 38868, tenants typically pay about 30% of adjusted income. HUD's 2027 fair market rent for a 2-bedroom near Shannon, MS 38868 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 Westside Manor take Section 8 vouchers?
Westside Manor is listed with project-based Section 8 or HUD assistance — the subsidy is on the unit, so you usually apply at the building rather than bringing a tenant voucher. Ask when you call whether they also accept Housing Choice Vouchers.
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.