MHC Income Limits for All 82 Mississippi Counties
Program and regulatory figures verified October 6, 2026. Details change; confirm your scenario with us.
Every county, both household sizes, both sides of the split counties. We checked all eighty-two rows and the arithmetic holds on every one.
Why are there two different income limits?
Because MHC runs two different kinds of program. Smart7 uses a single statewide figure of $137,870. Easy8, Trusty10 and JustRate are Mortgage Revenue Bond products, and federal bond rules set their limits county by county, adjusted for household size and for whether the property sits in a target area.
So the first question is not "what is my county's limit." It is "which program am I on." That decision, laid out.
How do I read the table?
Three things to know before you start:
- Household size splits at three. One or two people in the household use the first figure; three or more use the second.
- Split counties show two figures separated by a slash. The first is the non-target side, the second is the target side.
- All target counties show one figure, which is the target figure, because the whole county qualifies.
If your county is marked Split, these numbers do not yet answer your question. The address does, and an approved MHC participating lender checks it. Why thirty counties work this way.
The county table
All eighty-two Mississippi counties. Figures as MHC publishes them on its income-limits page, verified 2026-10-06. The county and target-area structure is set by 26 U.S.C. §143.
| County | Target status | 1–2 in family | 3 or more in family |
|---|---|---|---|
| Adams | All target | $97,320 | $113,540 |
| Alcorn | Split | $81,100 / $97,320 | $93,265 / $113,540 |
| Amite | All target | $97,320 | $113,540 |
| Attala | All target | $97,320 | $113,540 |
| Benton | All target | $97,320 | $113,540 |
| Bolivar | Split | $81,100 / $97,320 | $93,265 / $113,540 |
| Calhoun | Split | $81,100 / $97,320 | $93,265 / $113,540 |
| Carroll | All target | $97,680 | $113,960 |
| Chickasaw | All target | $97,320 | $113,540 |
| Choctaw | All target | $97,320 | $113,540 |
| Claiborne | All target | $97,320 | $113,540 |
| Clarke | All target | $97,320 | $113,540 |
| Clay | Split | $81,100 / $97,320 | $93,265 / $113,540 |
| Coahoma | All target | $97,320 | $113,540 |
| Copiah | All target | $109,680 | $127,960 |
| Covington | Split | $81,100 / $97,320 | $93,265 / $113,540 |
| Desoto | Split | $92,700 / $111,240 | $106,605 / $129,780 |
| Forrest | Split | $81,100 / $97,320 | $93,265 / $113,540 |
| Franklin | All target | $97,320 | $113,540 |
| George | All target | $97,680 | $113,960 |
| Greene | All target | $97,320 | $113,540 |
| Grenada | All target | $97,320 | $113,540 |
| Hancock | Split | $83,100 / $99,720 | $95,565 / $116,340 |
| Harrison | Split | $83,100 / $99,720 | $95,565 / $116,340 |
| Hinds | Split | $91,400 / $109,680 | $105,110 / $127,960 |
| Holmes | All target | $97,320 | $113,540 |
| Humphreys | All target | $97,320 | $113,540 |
| Issaquena | All target | $97,320 | $113,540 |
| Itawamba | Non-target | $84,200 | $96,830 |
| Jackson | Split | $86,800 / $104,160 | $99,820 / $121,520 |
| Jasper | Split | $81,100 / $97,320 | $93,265 / $113,540 |
| Jefferson | All target | $97,320 | $113,540 |
| Jefferson Davis | All target | $97,320 | $113,540 |
| Jones | Split | $81,100 / $97,320 | $93,265 / $113,540 |
| Kemper | All target | $97,320 | $113,540 |
| Lafayette | Split | $98,100 / $117,720 | $112,815 / $137,340 |
| Lamar | Split | $81,100 / $97,320 | $93,265 / $113,540 |
| Lauderdale | Split | $89,300 / $107,160 | $102,695 / $125,020 |
| Lawrence | Non-target | $81,100 | $93,265 |
| Leake | Non-target | $81,100 | $93,265 |
| Lee | Non-target | $81,100 | $93,265 |
| Leflore | All target | $97,320 | $113,540 |
| Lincoln | Split | $81,100 / $97,320 | $93,265 / $113,540 |
| Lowndes | Split | $81,100 / $97,320 | $93,265 / $113,540 |
| Madison | Split | $91,400 / $109,680 | $105,110 / $127,960 |
| Marion | All target | $97,320 | $113,540 |
| Marshall | All target | $97,320 | $113,540 |
| Monroe | All target | $97,320 | $113,540 |
| Montgomery | All target | $97,320 | $113,540 |
| Neshoba | Split | $81,100 / $97,320 | $93,265 / $113,540 |
| Newton | All target | $97,320 | $113,540 |
| Noxubee | All target | $97,320 | $113,540 |
| Oktibbeha | All target | $101,640 | $118,580 |
| Panola | All target | $97,320 | $113,540 |
| Pearl River | Split | $81,100 / $97,320 | $93,265 / $113,540 |
| Perry | All target | $97,320 | $113,540 |
| Pike | All target | $97,320 | $113,540 |
| Pontotoc | Non-target | $81,100 | $93,265 |
| Prentiss | Split | $81,100 / $97,320 | $93,265 / $113,540 |
| Quitman | All target | $97,320 | $113,540 |
| Rankin | Split | $91,400 / $109,680 | $105,110 / $127,960 |
| Scott | Split | $81,100 / $97,320 | $93,265 / $113,540 |
| Sharkey | Split | $81,100 / $97,320 | $93,265 / $113,540 |
| Simpson | Split | $81,100 / $97,320 | $93,265 / $113,540 |
| Smith | Non-target | $81,100 | $93,265 |
| Stone | All target | $101,760 | $118,720 |
| Sunflower | All target | $97,320 | $113,540 |
| Tallahatchie | Split | $81,100 / $97,320 | $93,265 / $113,540 |
| Tate | Non-target | $83,000 | $95,450 |
| Tippah | Split | $81,100 / $97,320 | $93,265 / $113,540 |
| Tishomingo | Non-target | $81,100 | $93,265 |
| Tunica | All target | $97,320 | $113,540 |
| Union | Non-target | $81,100 | $93,265 |
| Walthall | All target | $97,320 | $113,540 |
| Warren | Split | $84,700 / $101,640 | $97,405 / $118,580 |
| Washington | All target | $97,320 | $113,540 |
| Wayne | All target | $97,320 | $113,540 |
| Webster | Split | $81,100 / $97,320 | $93,265 / $113,540 |
| Wilkinson | All target | $97,320 | $113,540 |
| Winston | All target | $97,320 | $113,540 |
| Yalobusha | Non-target | $81,100 | $93,265 |
| Yazoo | All target | $97,320 | $113,540 |
Which counties are the outliers?
Worth knowing if you are deciding where to look:
| County | Status | 1–2 in family | Why it stands out |
|---|---|---|---|
| Lafayette (Oxford) | Split | $98,100 / $117,720 | Highest in the state on the target side |
| Copiah | All target | $109,680 | Highest all-target county, so no address check needed |
| Stone | All target | $101,760 | High limit, countywide, no first-time rule |
| Oktibbeha (Starkville) | All target | $101,640 | High limit with no address check |
| DeSoto | Split | $92,700 / $111,240 | Memphis commute, wide split |
| Lee (Tupelo) | Non-target | $81,100 | Lowest in the state, and no target side to fall back on |
Copiah, Stone and Oktibbeha are the quiet winners in this table. High limits and all-target status together means a high ceiling, no first-time requirement, and no address to check.
What if my income is over my county's limit?
Then look at Smart7 before you give up. Its $137,870 limit is higher than every county figure in Mississippi, including the $117,720 target side of Lafayette. There is no county in the state where a bond limit beats it.
The trade is $1,000 less assistance than Easy8, and in exchange you get the highest ceiling available, the highest purchase price at $413,610, no first-time requirement, and no monthly payment. For a household caught between the two numbers that is not a close call.
What counts as household size?
The split is at three people, and MHC's own column headings are "1-2 in family" and "3 or more in family." A household of three clears into the higher figure, which in many counties is worth around 15% more income room.
In the ten non-target counties that is $81,100 moving to $93,265. In the target baseline counties it is $97,320 moving to $113,540.
How were these figures checked?
Three ways. Every row's three-or-more figure was checked against its one-or-two figure and all eighty-two land on the standard bond uplift, with zero anomalies. Every program-level figure was independently confirmed against MHC's own Homebuyer Guide, and the two sources agreed exactly. And the range was sanity-checked, which is how we can state that Smart7's limit beats every county in the state.
Limits are set by MHC and change. This page carries the date we verified it for that reason.
Frequently asked questions
What is the income limit for down payment assistance in Mississippi?
Smart7 uses a single statewide limit of $137,870. Easy8, Trusty10 and JustRate use county Mortgage Revenue Bond limits that vary by county, household size and target status, running from $81,100 for a one-or-two-person household in a non-target county up to $117,720 on the target side of Lafayette County. Verified against MHC 2026-10-06.Which Mississippi county has the highest DPA income limit?
Lafayette County, home to Oxford, at $117,720 for a one-or-two-person household on its target side and $137,340 for three or more. Among counties that are target areas throughout, so requiring no address check, Copiah is highest at $109,680. Verified against MHC 2026-10-06.What if I make too much for my county's MHC income limit?
Check Smart7. Its statewide limit of $137,870 is higher than every county Mortgage Revenue Bond limit in Mississippi, so there is no county where the bond figure is more generous. You give up $1,000 of assistance relative to Easy8 and gain the highest income ceiling in the state, a $413,610 purchase price limit, and no first-time buyer requirement. Verified against MHC 2026-10-06.How does household size change the Mississippi income limit?
MHC splits at three. A household of one or two uses the lower figure and a household of three or more uses the higher, which is roughly 15% above it. In the ten non-target counties that is $81,100 rising to $93,265; in the target baseline counties it is $97,320 rising to $113,540. Verified against MHC 2026-10-06.What is the purchase price limit for Mississippi down payment assistance?
Smart7 allows up to $413,610. Easy8, Trusty10 and JustRate allow $382,590 in target areas and $316,373 outside them. The gap between Smart7 and the non-target figure is $97,237, which is why program choice can matter more than county for a buyer near the top of a price range. Verified against MHC 2026-10-06.Mike Certo · NMLS #260555 · Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. Educational content about financing, not a loan commitment and not tax or legal guidance. MHC program terms, income limits and purchase price limits are set by the Mississippi Home Corporation and change; figures here carry the date we verified them against MHC's published pages and its Homebuyer Guide. Smart7 and Easy8 are 0% second mortgages with no monthly payment, deferred until sale, refinance, loss of owner-occupancy or payoff of the first mortgage. Trusty10 is a 15-year second at a 2% rate set by MHC and does carry a monthly payment. Housing Assistance for Teachers is Mississippi Department of Education grant money forgiven on completion of three years' service in a district the Department designates as critical-shortage. Loans are subject to borrower and property qualification.