You can still get a nationwide PPO in Mississippi, even though the marketplace sells none. Here is how investors with student rentals and other properties choose coverage as their income moves from year to year.
Hi, I'm Sam Jaber. I broker health insurance from Tampa under licenses in 36 states, and Mississippi landlords and property managers can work with me by phone.
Imagine an investor in Oxford who owns a handful of houses and condos rented to Ole Miss students. In a normal year, after summer vacancies, repairs between leases, interest and depreciation, her rental income is modest and the marketplace's tax credit helps with her premium. Then she decides to sell one house near the Square, and the gain lands in a single year. Her coverage needs for that year are completely different, and planning ahead is how she avoids an expensive surprise.
Mississippi's marketplace offers 48 individual medical plans for 2026, 38 HMOs and 10 EPOs, and no PPO. In Lafayette County there are 3 insurers selling those plans.
You can still get a nationwide PPO in Mississippi through me. It's sold privately and priced on your health, with a network that works in every state, useful for an investor who travels or has family well beyond Oxford.
HealthCare.gov counts what your rentals net, as well as most IRA and 401(k) withdrawals, when it sizes your savings. Since landlords generally report rentals on Schedule E, turnover repairs, the property manager's fee, interest and depreciation are all subtracted before that figure exists. A sale adds its gain in the year it closes.
That's why an investor's coverage choice should change with the year:
With income in the credit range, a marketplace HMO or EPO is usually the best value. Those plans generally pay outside their networks only in emergencies, so confirm your doctors in Oxford, or in Memphis if you go there for care, are included.
Next step: Tell me what your leases and expenses look like, and I'll help you choose a plan whose network fits your doctors.
A gain can push the year past the credit range. If you've been taking the credit on a rent-only estimate, update HealthCare.gov when the sale closes, because for tax years after 2025 excess credit is repaid without a cap. A healthy household should then compare a private nationwide PPO, where the carrier reviews your answers and approves, declines, or approves with an exclusion, against the marketplace's full price.
Next step: A month or two before closing, call me and I'll price a nationwide PPO against the marketplace plans for that year.
That person belongs on the marketplace whatever the year looks like, since its plans can't decline anyone or charge more for health history. Choose the network that includes their specialists.
Next step: Share the doctors and prescriptions that matter, and I'll find the Lafayette County plans that include them.
Student rentals have their own calendar. Leases typically turn over in summer, repairs and repainting cluster between tenants, and a vacancy or two can trim a year's net noticeably. Those swings move your income for marketplace purposes, so a landlord whose net sits near the edge of the credit range should look at it each year rather than assume last year's answer still holds.
Straight answers, no sales pitch.
Yes. Net rental income counts, along with gains from a sale and most retirement-account withdrawals.
Update HealthCare.gov right away. For tax years after 2025, excess credit has no repayment cap.
It doesn't; this year's 48 individual medical plans are HMOs and EPOs only. Investors who are healthy can buy a nationwide PPO on the private market through my office.
Ask your preparer. The self-employed deduction is tied to business profit, and rentals are usually reported separately on Schedule E.
Tell me your county, what your rentals should net, any sale on the horizon and who needs coverage. I'll show you where your year lands and what each option costs.
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