What income-based housing programs operate in Mississippi

Mississippi has three main routes to income-based housing: the Housing Choice Voucher program (Section 8), public housing managed by local housing authorities, and Low-Income Housing Tax Credit (LIHTC) properties. Section 8 is the largest program statewide and lets you rent from a private landlord while the government pays part of your rent. Public housing is owned and operated directly by housing authorities in cities like Jackson, Gulfport, and Meridian. LIHTC properties are privately owned but built or renovated with tax incentives that require them to rent to low-income households.

The Mississippi Housing and Community Development Agency oversees state-level programs, but the actual work of determining who gets housing happens at the local level. Each city and county has its own housing authority that runs Section 8 and public housing. This means income limits, wait times, and what documents you need can differ between Jackson and Hattiesburg, or between rural and urban areas.

Key Takeaways

  • Section 8 vouchers in Mississippi are administered by local housing authorities, not a single state office, so you explore where you live or plan to live.
  • Income limits for Section 8 vary by family size and location but typically range from about $24,000 to $45,000 annually for a family of four, depending on the area's median income.
  • Most housing authorities in Mississippi have closed their Section 8 waiting lists because demand far exceeds available vouchers, though some reopen periodically.
  • Public housing and LIHTC properties may have shorter wait times than Section 8 and sometimes accept applicants when Section 8 lists are closed.
  • You will need proof of income, identity, Social Security numbers for all household members, and a rental history or references to move forward with any program.

Section 8 vouchers: How the program works in Mississippi

A Section 8 voucher means the housing authority gives you a document that lets you rent from any private landlord who agrees to participate. You find the apartment yourself—the voucher is not tied to a specific building. The housing authority pays the landlord a portion of the rent (usually 70 to 80 percent), and you pay the rest, which is capped at 30 percent of your household income. If your income is very low, your share might be as little as $50 or $100 per month.

The landlord must meet housing quality standards, which means the unit has to be safe, have working heat and plumbing, and pass an inspection. The housing authority inspects before you move in and then annually. If the landlord does not maintain the unit, the voucher can be terminated and you lose the subsidy.

In Mississippi, the largest Section 8 programs are run by the Jackson Housing Authority, Gulfport Housing Authority, and Meridian Housing Authority. Smaller cities and rural counties have their own authorities. You explore to the authority in the area where you want to live. Most have closed waiting lists, meaning they are not taking new applications because they have more people waiting than vouchers available. Some lists reopen for a few weeks every few years when funding allows.

Income limits and household composition rules

Section 8 income limits in Mississippi depend on the area's median income and your household size. For a family of four, the limit typically falls between $24,000 and $45,000 per year, but this varies significantly by county. Jackson and the Gulf Coast have higher limits than rural areas. The housing authority in your area publishes its exact limits on its website or can tell you over the phone.

Income includes wages, self-employment earnings, Social Security, disability payments, unemployment benefits, child support, and alimony. It does not include one-time payments like tax refunds or insurance settlements. If you are self-employed, you will need to show tax returns for the past two years.

Household composition matters because it affects both your income limit and the size of voucher you receive. A household is anyone living with you who is related to you or who pays rent or shares expenses. Children, parents, siblings, and spouses all count. Unrelated roommates do not count as household members. If your household size changes—a child is born, a parent moves in, an adult child leaves—you must report it to the housing authority.

What disqualifies you from Section 8 in Mississippi

You will be denied if you have been evicted for non-payment of rent in the past three years, if you owe money to a previous housing authority, or if you have a criminal conviction for manufacturing methamphetamine. A prior eviction does not automatically disqualify you forever, but it must be more than three years in the past. If you were evicted for a lease violation other than non-payment—for example, for having an unauthorized occupant—the timeline is shorter and you may still be considered.

Felony drug convictions are a permanent bar. Misdemeanor drug convictions are evaluated case by case. If you have been convicted of a crime of violence, you may be denied, though the housing authority considers how long ago it was and whether you have rehabilitated. Sex offender registration is an automatic disqualification in most cases.

If your income is above the limit for your area and household size, you cannot get a voucher. If you already own a home, you are ineligible. If you are not a U.S. citizen or permanent resident, you cannot participate in Section 8, though some housing authorities accept applicants with valid work visas or pending asylum cases—call your local authority to ask.

Public housing and LIHTC properties as alternatives

Public housing is owned by the housing authority itself. You pay rent directly to the authority, and your rent is set at 30 percent of your income, just like Section 8. The difference is that you live in a building or complex owned by the authority rather than a private landlord's property. Public housing in Mississippi exists in Jackson, Gulfport, Meridian, and several smaller cities. Some public housing communities have long wait lists, but others have shorter waits than Section 8 because fewer people know about them or explore.

Low-Income Housing Tax Credit properties are privately owned apartments or houses that received federal tax credits when they were built or renovated. The owner must rent to households below a certain income level—usually 50 to 60 percent of the area's median income. You pay market rent, not 30 percent of income, so LIHTC is not as affordable as Section 8 or public housing unless your income is very low. However, LIHTC properties often have no waiting list or a much shorter one. You can search for LIHTC properties in Mississippi through the state housing agency's website or by calling local housing authorities.

Documents you will need to provide

All programs require proof of identity (driver's license, passport, or state ID), proof of Social Security numbers for all household members, and proof of income. For income, bring recent pay stubs (usually the last 30 days), a letter from your employer, or tax returns if you are self-employed. If you receive benefits, bring a benefits statement from Social Security, TANF, SNAP, or disability. If you have no income, bring a statement from the agency that denied you benefits or a letter from a social worker.

You will also need a rental history. If you currently rent, bring your lease and contact information for your landlord. If you have rented before, the housing authority will contact previous landlords to ask about your payment history and whether you kept the unit in good condition. If you have never rented, you can provide references from employers, teachers, clergy, or community members who can speak to your character and reliability.

Bring proof of citizenship or legal residency: a birth certificate, passport, naturalization papers, or a valid visa. If you have a criminal history, the housing authority will run a background check, but you should disclose any convictions upfront rather than waiting for them to find out.

How to find and contact housing authorities in Mississippi

Start by identifying which housing authority serves your area. If you live in Jackson, contact the Jackson Housing Authority directly. If you live in Gulfport or Biloxi, contact the Gulfport Housing Authority. For other cities and rural counties, search online for "[your city name] housing authority" or call your city or county government office and ask for the housing authority's phone number.

Once you have the number, call and ask three things: whether the Section 8 waiting list is open, what the current income limits are for your household size, and what documents you need to bring. If the list is closed, ask when it is expected to reopen. Some authorities post reopening dates on their websites or send notifications to people who call to ask. If Section 8 is closed, ask whether public housing or LIHTC properties are available.

You can also contact the Mississippi Housing and Community Development Agency at 601-961-5338 for general information about programs statewide, though they will refer you to your local authority for applications.

Frequently Asked Questions

How long is the wait for a Section 8 voucher in Mississippi?

Wait times vary widely. In Jackson, the wait can be five to ten years or longer. In smaller cities, it may be two to three years. Many authorities have closed lists, so there is no wait—you straightforward cannot explore. Call your local authority to ask for an estimate based on current demand and funding.

Can I explore to multiple housing authorities at the same time?

Yes. You can be on the waiting list for more than one authority. If you are considering moving to a different city, explore to both your current area and the area where you plan to move. However, once you receive a voucher, you must use it in that authority's jurisdiction.

What happens if my income goes up after I get a voucher?

Your rent will increase because it is always 30 percent of your income. If your income rises above 120 percent of the area's median income, you will lose the voucher. The housing authority will notify you and give you time to find other housing, but the subsidy will end.

Do I have to live in public housing or Section 8 housing if I get a voucher?

No. You can turn down a voucher or housing offer without losing your place on the waiting list, though some authorities limit how many times you can refuse. If you refuse because the unit does not meet your needs or the landlord is not acceptable, that is usually allowed. If you refuse without a good reason, the authority may remove you from the list.

What if I have a criminal record but it was a long time ago?

The housing authority considers how long ago the conviction was, what the crime was, and whether you have stayed out of trouble since. A felony drug conviction is permanent disqualification. Other felonies and misdemeanors are evaluated individually. Call the housing authority and ask whether your specific situation would disqualify you before you spend time gathering documents.