Mississippi's marketplace doesn't sell PPOs, but I can still help you obtain nationwide PPO coverage. Here's how landlords with student housing and other rentals can adjust their insurance as annual income changes.
Hi, I'm Sam Jaber. I'm a health insurance broker licensed in 36 states, and Mississippi rental property owners can arrange their coverage with me over the phone.
Consider a property investor living in Oxford with several houses and condos leased to Ole Miss students. Most years, her rental income stays fairly modest once she accounts for summer vacancies, maintenance between tenants, interest and depreciation. That income level allows her to receive a marketplace premium tax credit that helps pay for health coverage. But suppose she decides to sell a house near the Square. The gain from that transaction is recognized in one year, potentially changing her household income considerably. Suddenly, the coverage decision that worked during an ordinary rental year may no longer fit. Looking at the sale before it closes helps her prepare for the change and avoid a costly surprise.
For 2026, Mississippi's marketplace lists 48 individual health plans, divided into 38 HMOs and 10 EPOs. There are no PPOs, and Lafayette County has 3 insurers offering coverage.
I can arrange a privately purchased nationwide PPO in Mississippi. Your health affects its price, and its provider network reaches all states. That can help if you travel frequently or visit relatives outside Oxford.
When HealthCare.gov calculates your premium savings, it considers net rental earnings along with most distributions from an IRA or 401(k). Landlords usually put rental activity on Schedule E, where expenses such as property management charges, repairs during tenant turnover, loan interest and depreciation reduce the amount of income reported. That net figure is what matters for the rental portion of your household income. If you sell a property, the resulting gain is counted in the year the transaction closes, which can change the calculation.
That's why your insurance strategy should reflect the type of year you're expecting:
When your earnings qualify for premium assistance, an HMO or EPO through the marketplace generally offers better value. These plans usually cover out-of-network services only for emergencies. Check whether your physicians in Oxford, or Memphis if you receive treatment there, participate.
Next step: Share your rental revenue and expenses with me. I'll help find coverage that includes the doctors you use.
Selling a property at a gain could put your annual income above the premium credit eligibility range. If your HealthCare.gov credit was calculated using only expected rental earnings, report the sale once it closes. For tax years after 2025, there's no limit on repayment of excess credits. At that point, a healthy household should price a private nationwide PPO against the marketplace's unsubsidized plans. Private insurers evaluate medical answers and may approve coverage, decline the application, or approve it with an exclusion. Don't automatically rule out private coverage because you or someone in your family has an ongoing medical condition. The decision depends on the particular condition and the insurer's review. Tell me what's involved, and I'll walk you through both possibilities so you can see how they compare before choosing coverage.
Next step: Contact me one or two months ahead of closing. I'll compare nationwide PPO pricing with marketplace premiums for the year of your sale.
Student housing follows a fairly predictable rental cycle, but the income doesn't always follow it neatly. Tenants usually move out and new leases begin during summer, leaving landlords to handle repairs and painting between renters. Even one or two empty properties can make a noticeable difference to your annual net rental income. Since those changes affect the income HealthCare.gov uses to determine premium credits, landlords near the credit eligibility limit should recalculate their numbers each year. Don't rely on last year's result when this year's vacancies and expenses may be different.
Straight answers, no sales pitch.
Yes. Household income includes net rental earnings, property sale gains and most withdrawals from retirement accounts.
Report the change promptly to HealthCare.gov. Excess premium credits for tax years after 2025 must be repaid without a maximum limit.
No. Its 48 individual medical plans this year consist entirely of HMOs and EPOs. Healthy investors can obtain private nationwide PPO coverage through me.
Have your tax preparer review it. The deduction for self-employed coverage depends on business profit, whereas rentals are generally reported separately on Schedule E.
Share your county, projected rental profits, possible property sales and everyone needing insurance. I'll compare coverage and pricing based on your expected year.
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