Water Valley Manor — Income-Restricted Housing in Water Valley, MS 38965
1618 Eckford St, Water Valley, MS 38965
32 units · 1–2 BR
Leasing office: (662) 473-3327Directions
How to apply
- Call the leasing office at (662) 473-3327 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
- 1979
- Bedrooms
- 24 1 bedroom · 8 2 bedrooms
- HUD inspection
- HUD inspection score: 94/100 (May 2025) 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
Berkshire Apt
706 Berkshire Rd, Water Valley, MS 38965
1.3 mi away
36 units · 1–3 BR
- 6 vacant units reported (Oct 2026) — call to confirm
Water Valley Assoc Ltd
704 Airway Acres Dr, Water Valley, MS 38965
1.4 mi away
20 units · 2 BR
- 1 vacant unit reported (Oct 2026) — call to confirm
Rolling Hills Homes
100 Simmons St, Water Valley, MS 38965
1.6 mi away
200 units · 1–3 BR
- Apply through The Housing Authority of the City of Water Valley
- Residents waited about 25 months to move in (HUD, Oct 2026)
Bruce Sr Apt Ltd Sun Belt Mgmt Co
260 N Thompson St, Bruce, MS 38915
19.5 mi away
24 units · 1 BR
- 2 vacant units reported (Oct 2026) — call to confirm
Crestview Estates Apts Sun Belt Mgmt Co
439 N Murphree St, Bruce, MS 38915
20.1 mi away
24 units · 1–2 BR
- 7 vacant units reported (Oct 2026) — call to confirm
Bradford Manor Apartments
638 N McSweyn Pl, Bruce, MS 38915
20.1 mi away
24 units · 1–2 BR · People with disabilities
Rents and income limits in 38965
- Fair market rent, 2 bedrooms
- $1,120/mo
- Income needed to pay it at 30% of income
- $44,800/yr
- Renters in 38965 paying 30% or more of income on rent
- 43%
Income limits (2026)
Yalobusha County, MS area · median family income $67,500. 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 | 38965 | Wider area |
|---|---|---|
| Studio | $950 | $761 |
| 1 bedroom | $950 | $769 |
| 2 bedrooms | $1,120 | $905 |
| 3 bedrooms | $1,390 | $1,185 |
| 4 bedrooms | $1,490 | $1,189 |
Wider area = Yalobusha County, MS. Two-bedroom fair market rents in 4 nearby ZIPs range from $1,120 (38913) to $1,260 (38673).
Census figures for 38965 (2020–2024 average): median rent $645. Median household income $58,258. 27% of homes are rented. 43% of renters pay 30% or more of their income on rent, and 15% 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 38965's fair market rent.
Estimate your Section 8 rent share for 38965Frequently Asked Questions
How do I apply to Water Valley Manor?
Call (662) 473-3327 and ask about applying, vacancies, and waiting lists at Water Valley Manor in Water Valley, MS 38965. These records do not show openings.
Is Water Valley Manor Section 8 housing?
Water Valley 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 Water Valley Manor?
Public records list 32 units at Water Valley Manor in Water Valley, MS 38965. That is a building size, not a count of open apartments.
Are there other affordable apartments near Water Valley Manor?
Yes — this page lists other income-restricted buildings in 38965 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 Water Valley Manor?
Call the number on this page and ask about the waiting list or how to apply at Water Valley Manor in Water Valley, MS 38965. 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 Water Valley, MS 38965?
Most income-restricted buildings in Water Valley, MS 38965 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 Water Valley, MS 38965?
For many programs in Water Valley, MS 38965, 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 Water Valley, MS 38965?
In public housing and most Section 8 in Water Valley, MS 38965, tenants typically pay about 30% of adjusted income. HUD's 2027 fair market rent for a 2-bedroom near Water Valley, MS 38965 is $1,120 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 Water Valley Manor take Section 8 vouchers?
Water Valley 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; 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.