What South Mississippi Housing Authority Does

South Mississippi Housing Authority (SMHA) is a public agency that runs public housing and voucher programs in the southern part of Mississippi. It does not provide emergency rental money or one-time grants. Instead, it owns apartment buildings where tenants pay rent based on their income, and it distributes vouchers that let people rent from private landlords while the authority pays part of the rent.

SMHA serves specific counties in the region — primarily Hancock, Pearl River, and Stone counties. The authority is separate from your city or county government, though it receives federal funding through the U.S. Department of Housing and Urban Development (HUD). If you live in SMHA's service area and need long-term affordable housing, you will work directly with SMHA's office, not with a state or federal hotline.

The two main programs are public housing (apartments SMHA owns) and the Housing Choice Voucher program (money to rent from a private owner). Both require you to meet income limits and other conditions. Both have waiting lists that can be long, sometimes years.

Key Takeaways

  • South Mississippi Housing Authority runs public housing and voucher programs only in Hancock, Pearl River, and Stone counties — check your county before contacting them.
  • Public housing means renting an apartment SMHA owns; vouchers mean renting from a private landlord while SMHA pays part of your rent.
  • Both programs require your household income to fall below a set limit, and both have waiting lists that can take months or years to reach.
  • You must contact SMHA's office directly to get on a waiting list — there is no online portal or phone line that covers all applicants.
  • Once you are housed, your rent is calculated as a percentage of your income, usually 30 percent, and SMHA or the voucher covers the rest.

Public Housing: SMHA-Owned Apartments

Public housing means you rent an apartment that SMHA owns and manages. SMHA maintains the building, handles repairs, and collects rent. Your rent is based on your household income — typically 30 percent of your gross monthly income, though SMHA may set a minimum rent. If your income is very low, your rent will be very low.

To get into public housing, your household income must be at or below 80 percent of the area median income for your county. For a single person in most of SMHA's service area, this is roughly $25,000 to $30,000 per year, but the exact limit depends on household size and the specific county. You will need to provide recent pay stubs, tax returns, or a letter from your employer to prove income.

SMHA maintains a waiting list for public housing. When you contact the office to request an process, you are added to the list. How long you wait depends on how many people are ahead of you and how many units become available. In some areas, the wait is a few months; in others, it can be two years or more. SMHA will contact you when a unit matching your household size is ready.

Housing Choice Vouchers: Renting From Private Landlords

The Housing Choice Voucher program gives you a voucher — a promise of payment from SMHA — that you can use to rent from a private landlord. You find the apartment yourself, the landlord agrees to accept the voucher, and SMHA pays the landlord a portion of the rent. You pay the rest, usually 30 percent of your income.

Voucher holders have more choice than public housing residents because you can rent anywhere in SMHA's service area (and sometimes beyond, depending on SMHA's rules) as long as the landlord accepts vouchers and the rent is not above SMHA's payment limit for that area. The payment limit varies by bedroom count and location.

Income limits for vouchers are the same as for public housing — at or below 80 percent of area median income. The waiting list for vouchers is often longer than for public housing because more people want them. Once you receive a voucher, you have a set amount of time (usually 60 to 120 days) to find an apartment. If you do not find one in that window, you may lose the voucher.

Income Limits and What You Need to Bring

SMHA uses gross household income to determine whether you may have access to. Gross income includes wages, Social Security, disability payments, child support, unemployment benefits, and most other money coming into your household. It does not include tax refunds or one-time payments.

Income limits change each year and vary by household size and county. A single person might have a limit around $27,000 to $32,000 annually, depending on the county. A family of four might have a limit around $43,000 to $51,000. Contact SMHA directly to learn the current limit for your household size and county.

When you explore, bring documents that prove your income for the last 30 days. This usually means recent pay stubs, a letter from your employer on company letterhead, or a benefits award letter from Social Security or another agency. If you are self-employed, bring tax returns from the last two years. If you have no income, bring a statement explaining that. You will also need a photo ID and proof of residency (a utility bill or lease).

The Waiting List and Timeline

Both public housing and vouchers use waiting lists. When you contact SMHA and ask to be added, you receive a number or confirmation. SMHA contacts you when something becomes available. The timeline depends entirely on how many people are ahead of you.

In some cases, SMHA may prioritize certain households — for example, people who are homeless, people with disabilities, or people fleeing domestic violence. Ask SMHA whether your situation qualifies for priority. Even with priority, you may wait several months.

Once SMHA contacts you and you accept a unit (public housing) or a voucher, the next steps move faster. For public housing, you sign a lease and move in. For vouchers, you have a limited time to find an apartment, get it inspected, and sign the lease. If you miss the important date, you may lose your voucher.

How to Contact South Mississippi Housing Authority

SMHA does not have a single phone number or website that covers all applicants. Instead, you must contact the local office that serves your county. The authority has separate offices for different parts of the region.

To find the right office, first confirm that you live in SMHA's service area — Hancock, Pearl River, or Stone County. Then search online for "South Mississippi Housing Authority [your county]" or call your city or county government office and ask for the housing authority's contact information. You can also call 211 (a free referral line) and ask them to connect you to SMHA.

When you call or visit, ask to be placed on the waiting list for either public housing or vouchers (or both). You will be asked basic questions about your household size, income, and any special circumstances. Some offices may ask you to come in person to complete an process; others may mail you one.

Rent Calculation and Ongoing Requirements

Once you are in a program, your rent is recalculated each year based on your current income. If your income goes up, your rent goes up. If your income goes down, your rent goes down. SMHA will ask you to report any changes in income or household size within 30 days.

You are required to live in the unit yourself — you cannot sublet or rent it to someone else. You must keep the unit in good condition and follow the lease terms. For public housing, SMHA inspects units regularly. For vouchers, the landlord's unit must pass an inspection before you move in and periodically after.

If your income rises above the program limit, you may be asked to leave or move to a different program. SMHA will give you notice and time to find other housing. If you stop paying rent or break the lease, SMHA or your landlord can evict you.

Frequently Asked Questions

How long is the waiting list for public housing or vouchers?

The wait depends on your county and how many people are ahead of you. Some areas have waits of a few months; others have waits of two years or longer. Contact your local SMHA office to ask for an estimate based on current demand. Some offices may tell you the list is closed and not accepting new names.

Can I explore for both public housing and vouchers at the same time?

Yes. You can be on both waiting lists. If you receive a voucher first, you can accept it and come off the public housing list, or stay on both. Ask SMHA about their policy when you explore.

What if my income goes above the limit after I move in?

SMHA will not when ready remove you. Most programs allow you to stay for a set period (often one year) while your rent gradually increases. After that period, you may be asked to leave or move to a different program. SMHA will notify you in writing and give you time to find other housing.

Do I have to use a voucher within a certain time?

Yes. Once you receive a voucher, you usually have 60 to 120 days to find an apartment, get it inspected, and sign a lease. If you do not complete these steps in time, you lose the voucher and must reapply. Contact SMHA to confirm the exact important date for your voucher.

What if the landlord will not accept my voucher?

Landlords can refuse vouchers, though some states and cities have laws against this. If a landlord refuses, you must find a different apartment. SMHA may have a list of landlords who accept vouchers in your area — ask when you receive your voucher.