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Mississippi

Mississippi: Section 8 properties with a decision coming

HUD's file lists 349 active project-based assistance contracts in Mississippi, covering 19,784 assisted units. 49 of them reach their final expiration date by Oct 2028, when the owner has to choose whether and how to renew. 45 Section 8 HAP contracts pay rents under 90% of the area's Fair Market Rent, a first sign of a property that could qualify for a rent increase at renewal.

349active contracts on 346 properties
49reaching final expiration by Oct 2028 (1,565 assisted units)
45HAP contracts with rents under 90% of FMR
1FHA-insured apartment loans maturing within five years

Contracts reaching final expiration by Oct 2028

These contracts end their overall term within two years of HUD's October 6, 2026 file. The owner chooses among the renewal options the property qualifies for, and an owner who wants out has to give tenants at least a year's notice. "Rent vs FMR" is HUD's ratio of contract rent to the area's Fair Market Rent.

PropertyUnitsAssistedContract typeFinal expirationRent vs FMRHUD loan
Pine Ridge GardensJackson, Hinds County161161Sec 8 NCOct 202696%
Timber Hills Housing Of Alcorn CountyCorinth, Alcorn County1918PRAC/811Nov 202689%202/811
South Park Village ApartmentsLaurel, Jones County100100PD/8 ExistingDec 202695%
Bridgeway Apartments, Phase IIPicayune, Pearl River County1211PRAC/811Dec 2026175%202/811
Five TalentsLexington, Holmes County1413PRAC/811Dec 2026146%202/811
Apple Manor AptsJackson, Hinds County6856Sec 8 NCJan 202790%Insured
Wofford Park ApartmentsHattiesburg, Forrest County1514PRAC/811Jan 2027202/811
Kimball Glassco Residential CenterBoyle, Bolivar County1514PRAC/811Feb 2027164%202/811
Sunflower Lane AptsClarksdale, Coahoma County104104Sec 8 NCMar 2027128%Insured
Singing River Services GroupGautier, Jackson County98PRAC/811Mar 2027109%202/811
Betty Newman Residential CenterRolling Fork, Sharkey County1514PRAC/811Mar 2027126%202/811
Church Street ApartmentsLouisville, Winston County1616PRAC/811Mar 202772%202/811
Timber Hills Housing Of Tishomingo CountyIuka, Tishomingo County3718PRAC/811Mar 2027101%202/811
North WillowsJackson, Hinds County1110202/162 NCApr 2027130%202/811
East Haven ApartmentsGreenwood, Leflore County1514PRAC/811Apr 2027142%202/811
Belhaven ApartmentsCarthage, Leake County3232515/8 NCMay 202784%
First Avenue Group HomeLaurel, Jones County98PRAC/811May 2027106%202/811
River Heights ApartmentsWest Point, Clay County1414PRAC/811May 202784%202/811
Royal Terrace ApartmentsHazlehurst, Copiah County2020PRAC/811May 202769%202/811
Cornerstone ApartmentsYazoo City, Yazoo County1212PRAC/811May 2027102%202/811
Focus ManorLouisville, Winston County1413PRAC/811May 202790%202/811
Bridgeway ApartmentsPicayune, Pearl River County1212PRAC/811Jun 2027169%202/811
Webb Park ApartmentsJackson, Hinds County1818PRAC/811Jun 2027110%202/811
Timber Hills Housing Of Prentiss CountyBooneville, Prentiss County2121PRAC/811Jun 2027104%202/811
Wisconsin Cove ApartmentsVicksburg, Warren County1717PRAC/811Jun 2027127%202/811
Carmel ManorVicksburg, Warren County3030PRAC/811Jul 2027107%202/811
Robertson Residential CenterGreenville, Washington County1312PRAC/811Jul 202782%202/811
Paul Braswell Residential CenterCleveland, Bolivar County1212PAC/811Jul 2027132%202/811
Pine Hills ApartmentsGloster, Amite County1918PRAC/811Jul 2027138%202/811
Crosscreek ApartmentsBrandon, Rankin County1211PRAC/811Aug 2027110%202/811
Kings Dau & Sons GroupYazoo City, Yazoo County1212202/8 NCAug 2027108%202/811
Cheshire ManorGulfport, Harrison County76PRAC/811Sep 2027112%202/811
Higgins Mclaurin ArmsClarksdale, Coahoma County105105Sec 8 NCSep 202792%Insured
Ivy Trace (Aka Pine Belt)Hattiesburg, Forrest County77PRAC/811Sep 202749%202/811
Timber Hills Housing Of Tippah CountyRipley, Tippah County1818PRAC/811Sep 202796%202/811
Miller Park ApartmentsMeridian, Lauderdale County1716PRAC/811Sep 2027122%202/811
Highland View Apts. For The ElderlyJackson, Hinds County8080Sec 8 NCDec 2027107%Insured
Canton Family UnitsCanton, Madison County6161Sec 8 NCMar 202879%Insured
Knights Of Peter Claver Apts. IITunica, Tunica County2929PRAC/202Mar 202859%202/811
Caritas Manor ApartmentsPetal, Forrest County3332PRAC/202Apr 202863%202/811
 Source: HUD Multifamily Assistance and Section 8 Contracts database, data as of October 6, 2026.

Section 8 contracts paying well under Fair Market Rent

HAP contracts with at least 20 assisted units whose rent-to-FMR ratio in HUD's file is under 90%, lowest first. Below-market contract rents are what HUD's Mark-Up-to-Market renewal option addresses, if the property qualifies; a rent comparability study, not this ratio, decides the new rents. "Run math" loads the size and ratio into the offer calculator.

PropertyUnitsAssistedRent vs FMRFinal expirationCurrent term ends
Walter Vinson Memorial ApartmentsBolton, Hinds County404062%Aug 2030Aug 2027Run math
Amber HeightsEdwards, Hinds County363667%Dec 2043Dec 2026Run math
Canton Garden AptCanton, Madison County10010068%Aug 2032Aug 2027Run math
Southbrook Garden Apts.Jackson, Hinds County1004069%Jun 2042Jun 2027Run math
Golden Age ApartmentsPelahatchie, Rankin County202069%Jan 2036Jan 2027Run math
Pride GardensFlora, Madison County767670%Feb 2032Feb 2027Run math
Southern Villas Of Holly SpringsHolly Springs, Marshall County505070%Nov 2028Nov 2026Run math
North Rail VillageMccomb, Pike County23623674%Nov 2037Nov 2026Run math
Canton EstatesCanton, Madison County12112174%Apr 2035Apr 2027Run math
Wood Village AptsJackson, Hinds County11610875%Nov 2028Nov 2026Run math
Rolling View VillageMccomb, Pike County18318375%Nov 2037Nov 2026Run math
Broadmoor AptsByhalia, Marshall County585877%Feb 2040Feb 2027Run math
Canton Family UnitsCanton, Madison County616179%Mar 2028Mar 2027Run math
West Point Housing AuthorityWest Point, Clay County16616679%Jun 2037Jun 2027Run math
Eastgate Garden ApartmentsClarksdale, Coahoma County10010080%Aug 2032Aug 2027Run math
North Hills ApartmentsJackson, Hinds County969681%Jan 2033Jan 2027Run math
Eastview ApartmentsBaldwyn, Lee County303082%Apr 2032Apr 2027Run math
Pineview ApartmentsHattiesburg, Forrest County909082%Mar 2035Feb 2027Run math
South Park Garden Apts.Southaven, Desoto County15215282%Feb 2037Jun 2027Run math
Alexander Waites Elderly HousingJackson, Hinds County505082%Feb 2031Feb 2027Run math
Greenbriar ApartmentsHattiesburg, Forrest County10010082%Feb 2034Feb 2027Run math
Old Walnut AlexanderRipley, Tippah County343483%Nov 2034Nov 2034Run math
Lone Oak ApartmentsLaurel, Jones County10010083%Jul 2037Jul 2027Run math
Chapel Hills HtsClarksdale, Coahoma County10010083%Oct 2039Oct 2026Run math
College VillaGautier, Jackson County808084%Feb 2030Feb 2027Run math
Timberlawn AptsTupelo, Lee County606084%Aug 2036Aug 2027Run math
Leawood AptsLexington, Holmes County727284%Jan 2032Jan 2027Run math
Lakeview Manor AptsJackson, Hinds County10010084%Nov 2034Nov 2026Run math
Belhaven ApartmentsCarthage, Leake County323284%May 2027May 2027Run math
Marion Road AptsMeridian, Lauderdale County10610684%Apr 2036Apr 2027Run math
 Source: HUD Multifamily Assistance and Section 8 Contracts database, data as of October 6, 2026. HUD describes the ratio as a guide only.

HUD-insured loans maturing in the next five years

A HUD loan amortizes to zero, so a near maturity usually means a small balance left on an older building. The list shows only what HUD's file says: the loan, its balance and its maturity date. It says nothing about any owner's plans, other debt or willingness to sell.

PropertyUnitsProgramBalanceMatures
Lakeview Manor ApartmentsJackson 39213 · FHA 06535590 100 223(a)(7) $348,717 Jan 2029
Source: HUD Insured Multifamily Mortgages file, data as of September 30, 2026.

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Before you call an owner

Write to the owner of record from the county's deed records; HUD's file shows the contract, not the deed. Never contact residents or on-site staff about a sale, and never suggest to residents that their housing is about to change.

Buying the property means HUD has to approve you to take over the contract. Read what HUD reviews when a Section 8 property sells before you write a letter of intent.

Price it, then finance it

Use the offer calculator to value the property at today's contract rents and at market rents, then send the deal to the desk for acquisition financing.

Not affiliated with HUD. Inclusion here doesn't mean a property is for sale. How this data is built.