Affordable & Low-Income Housing in Nesbit, MS 38651
No income-restricted buildings are listed in 38651 — here are the closest ones.
No income-restricted buildings are listed in Nesbit, MS 38651. 33 income-restricted buildings are listed nearby (within about 10 miles). These lists don't show openings — call to ask about vacancies and waiting lists.
Closest to 38651
The 20 closest of 33 in nearby ZIPs. Pick a ZIP below to see all of them.
Bradford Park Apts
5735 Arbor Dr, Southaven, MS 38671
3.5 mi away
208 units · 205 income-restricted · 1–3 BR
Terrace Park Apts
5905 Airways Blvd, Southaven, MS 38671
3.7 mi away
192 units · 189 income-restricted · 1–3 BR
Horn Lake Est LP Southern Villa Apt
1600 Southern Villas Dr, Horn Lake, MS 38637
4.3 mi away
48 units · 1–2 BR · People with disabilities
- 2 vacant units reported (Oct 2026) — call to confirm
Avondale Apt
986 Hill St, Hernando, MS 38632
5.2 mi away
46 units · 1–2 BR
- 8 vacant units reported (Oct 2026) — call to confirm
Parkway Horn Lake
3550 Shadow Oaks Pkwy, Horn Lake, MS 38637
5.3 mi away
48 units · 47 income-restricted · 1–3 BR · People experiencing homelessness
Southern Pines
3400 Tulane Rd W, Horn Lake, MS 38637
5.3 mi away
41 units · 40 income-restricted · 1 BR
Austin Run
7100 Mallard Creek Dr, Horn Lake, MS 38637
5.3 mi away
40 units · 39 income-restricted · 1 BR
Pine Ridge Apts
1295 Dorshire Dr, Southaven, MS 38671
5.3 mi away
180 units · 178 income-restricted · 1–3 BR · People with disabilities
- Affordability period may have ended — call to confirm
Oak Ridge Apts
7705 Carri Layne, Southaven, MS 38671
5.4 mi away
250 units · 248 income-restricted · 1–3 BR · People with disabilities
- Affordability period may have ended — call to confirm
Parkway Horn Lake L P
3350 Shadow Oaks Pkwy, Horn Lake, MS 38637
5.4 mi away
48 units · 1–3 BR
- 6 vacant units reported (Oct 2026) — call to confirm
Dorchester Place Apts.
1725-S Dorchester Dr, Southaven, MS 38671
5.4 mi away
128 units · 54 income-restricted · 1–3 BR
Horn Lake Village II, LP
3410 Goodman Rd, Horn Lake, MS 38637
5.5 mi away
48 units · 1–3 BR
- 1 vacant unit reported (Oct 2026) — call to confirm
Gateway Apts at Goodman Road
7101 Tulane Rd N, Horn Lake, MS 38637
5.6 mi away
168 units · 165 income-restricted · 1–3 BR
No nearby buildings match this filter.
Rents and income limits in 38651
- Fair market rent, 2 bedrooms
- $1,270/mo
- Income needed to pay it at 30% of income
- $50,800/yr
- Renters in 38651 paying 30% or more of income on rent
- 41%
Income limits (2026)
Memphis, TN-MS-AR area · median family income $92,700. Your household's yearly income before taxes must be at or below the limit.
| People | Extremely low 30% | Very low 50% | Low 80% |
|---|---|---|---|
| 1 | $19,500 | $32,450 | $51,950 |
| 2 | $22,250 | $37,100 | $59,350 |
| 3 | $27,320 | $41,750 | $66,750 |
| 4 | $33,000 | $46,350 | $74,150 |
| 5 | $38,680 | $50,100 | $80,100 |
| 6 | $44,360 | $53,800 | $86,050 |
| 7 | $50,040 | $57,500 | $91,950 |
| 8 | $55,720 | $61,200 | $97,900 |
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 | 38651 | Wider area |
|---|---|---|
| Studio | $1,040 | $1,095 |
| 1 bedroom | $1,140 | $1,191 |
| 2 bedrooms | $1,270 | $1,301 |
| 3 bedrooms | $1,680 | $1,717 |
| 4 bedrooms | $1,960 | $1,981 |
Wider area = Memphis, TN-MS-AR. Two-bedroom fair market rents in 7 nearby ZIPs range from $1,190 (38641) to $1,950 (38672).
Census figures for 38651 (2020–2024 average): median rent $796. Median household income $98,760. 8% of homes are rented. 41% of renters pay 30% or more of their income on rent, and 14% 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 38651's fair market rent.
Estimate your Section 8 rent share for 38651Frequently Asked Questions
Is there Section 8 housing in Nesbit, MS 38651?
Yes — this directory lists income-restricted buildings in Nesbit, MS 38651, 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 Nesbit, MS 38651 have openings?
These lists for Nesbit, MS 38651 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 Nesbit, MS 38651?
Use the phone number on each building card in Nesbit, MS 38651. 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 Nesbit, MS 38651?
In Nesbit, MS 38651, 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 ZIP 38651?
No income-restricted buildings are listed in ZIP 38651 right now. 33 nearby buildings are shown on this page. Call to confirm openings.
Is there affordable housing near 38651?
Yes — this page also lists 33 income-restricted buildings in ZIP codes near Nesbit, MS 38651 (within about 10 miles). Pick a nearby ZIP to see every building there.
People Also Ask
How do I qualify for affordable housing in Nesbit, MS 38651?
Most income-restricted buildings in Nesbit, MS 38651 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 $32,450, and $46,350 for a 4-person household. Public housing can go up to 80% ($51,950 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 Nesbit, MS 38651?
For many programs in Nesbit, MS 38651, the 2026 HUD very low-income (50%) limit is $32,450 a year for 1 person and $46,350 for 4 people. The low-income (80%) limit is $51,950 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 Nesbit, MS 38651?
There is no single waiting list for Nesbit, MS 38651. 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 Nesbit, MS 38651?
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 Nesbit, MS 38651?
In public housing and most Section 8 in Nesbit, MS 38651, tenants typically pay about 30% of adjusted income. HUD's 2027 fair market rent for a 2-bedroom near Nesbit, MS 38651 is $1,270 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 Nesbit, MS 38651?
A Housing Choice Voucher is not automatically accepted at every building in Nesbit, MS 38651. 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 Nesbit, MS 38651?
This page may still list buildings in Nesbit, MS 38651 that accept seniors without being senior-only. Use the filters and call to ask about age set-asides.
Nearby ZIP codes
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.
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