Affordable & Low-Income Housing in Sumner, MS
No income-restricted buildings are listed in Sumner.
No income-restricted buildings are listed in Sumner, MS. These lists don't show openings — call to ask about vacancies and waiting lists.
ZIP codes in Sumner
Nearby cities
Rents and income limits in 38957
- Fair market rent, 2 bedrooms
- $1,080/mo
- Income needed to pay it at 30% of income
- $43,200/yr
- Renters in 38957 paying 30% or more of income on rent
- 31%
Income limits (2026)
Tallahatchie County, MS area · median family income $54,900. 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 | 38957 | Wider area |
|---|---|---|
| Studio | $900 | $761 |
| 1 bedroom | $980 | $831 |
| 2 bedrooms | $1,080 | $905 |
| 3 bedrooms | $1,340 | $1,111 |
| 4 bedrooms | $1,790 | $1,513 |
Wider area = Tallahatchie County, MS. Two-bedroom fair market rents in 6 nearby ZIPs range from $910 (38966) to $1,100 (38768).
Census figures for 38957 (2020–2024 average): median rent $549 (uncertain estimate). Median household income $41,181 (uncertain estimate). 62% of homes are rented. 31% of renters pay 30% or more of their income on rent, and 31% 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 38957's fair market rent.
Estimate your Section 8 rent share for 38957Frequently Asked Questions
Is there Section 8 housing in Sumner, MS?
Yes — this directory lists income-restricted buildings in Sumner, MS, including project-based Section 8 apartments (the subsidy stays with the unit), public housing, tax-credit, and USDA rural rentals. Housing Choice Vouchers are different: you apply with the local housing authority and can use them at a private landlord. Estimate your voucher rent share with the Section 8 calculator.
Do affordable housing buildings in Sumner, MS have openings?
These lists for Sumner, MS don't show openings. Call the property (or the housing authority, for public housing) to ask about vacancies and waiting lists.
How do I apply for affordable housing in Sumner, MS?
Use the phone number on each building card in Sumner, MS. Public housing is run by the local housing authority — apply with them, not at the building. USDA rural rentals can also be found through USDA's property search.
What counts as affordable housing in Sumner, MS?
In Sumner, MS, this directory lists income-restricted rentals from HUD tax-credit (LIHTC) records, public housing, HUD-assisted buildings (including project-based Section 8, 202, and 811), and USDA Rural Development.
How many affordable housing buildings are in Sumner, MS?
No income-restricted buildings are listed in Sumner, MS right now. Nearby ZIP codes on this page may still have buildings you can call.
People Also Ask
How do I qualify for affordable housing in Sumner, MS?
Most income-restricted buildings in Sumner, MS 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 Sumner, MS?
For many programs in Sumner, MS, 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 long is the waiting list for Section 8 in Sumner, MS?
There is no single waiting list for Sumner, MS. Public housing, project-based Section 8, and tax-credit buildings each keep their own list. Housing Choice Voucher lists at the housing authority open only sometimes and can stay closed for years. This directory does not show which lists are open — call the number on each card. Some public housing cards show HUD's reported wait in months.
What is the difference between Section 8 and public housing in Sumner, MS?
Public housing is owned by a housing authority — you apply with that agency, not at the building. Project-based Section 8 is a HUD contract on a private building; the subsidy stays with the apartment. A Housing Choice Voucher is different: you apply with the housing authority and can use it at a landlord who takes it. Estimate voucher rent share with the Section 8 calculator.
How much rent do you pay for low-income housing in Sumner, MS?
In public housing and most Section 8 in Sumner, MS, tenants typically pay about 30% of adjusted income. HUD's 2027 fair market rent for a 2-bedroom near Sumner, MS 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.
Can I use a Section 8 voucher at affordable apartments in Sumner, MS?
A Housing Choice Voucher is not automatically accepted at every building in Sumner, MS. Project-based Section 8 units already have a subsidy on the apartment — you apply there, not with a tenant voucher. For a voucher, apply with the housing authority, then ask each landlord. Estimate your share with the Section 8 calculator.
Is there senior affordable housing in Sumner, MS?
This page may still list buildings in Sumner, MS that accept seniors without being senior-only. Use the filters and call to ask about age set-asides.