Tennessee Fair Market Rents 2026
HUD publishes a Fair Market Rent for each of the 95 counties in Tennessee. It is the rent estimate your housing authority starts from when it decides how much a Section 8 Housing Choice Voucher will cover. The statewide median two-bedroom Fair Market Rent is $975 per month, ranging from $925 in Benton County to $1,730 in Cannon County.
What it takes to afford a two-bedroom in Tennessee
Housing wage
$27.01/hr
Annual income needed
$56,181
Hours at minimum wage
150/wk
To rent a modest two-bedroom in Tennessee without spending more than 30% of income on housing, a household needs to earn $27.01 per hour full time. At the state minimum wage of $7.25, that means working 150 hours a week. Source: National Low Income Housing Coalition, Out of Reach 2025.
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FY2026 Fair Market Rents by County
| County | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|
| Anderson County | $1,177 | $1,184 | $1,471 | $1,864 | $2,172 |
| Bedford County | $796 | $928 | $1,017 | $1,414 | $1,641 |
| Benton County | $700 | $705 | $925 | $1,286 | $1,402 |
| Bledsoe County | $738 | $743 | $975 | $1,169 | $1,636 |
| Blount County | $1,177 | $1,184 | $1,471 | $1,864 | $2,172 |
| Bradley County | $850 | $940 | $1,233 | $1,584 | $1,633 |
| Campbell County | $717 | $722 | $947 | $1,249 | $1,254 |
| Cannon County | $1,507 | $1,578 | $1,730 | $2,211 | $2,696 |
| Carroll County | $724 | $746 | $925 | $1,151 | $1,480 |
| Carter County | $887 | $893 | $1,132 | $1,398 | $1,548 |
| Cheatham County | $1,507 | $1,578 | $1,730 | $2,211 | $2,696 |
| Chester County | $869 | $960 | $1,260 | $1,677 | $1,758 |
| Claiborne County | $724 | $844 | $925 | $1,155 | $1,277 |
| Clay County | $700 | $705 | $925 | $1,286 | $1,289 |
| Cocke County | $643 | $742 | $925 | $1,209 | $1,225 |
| Coffee County | $775 | $780 | $959 | $1,281 | $1,363 |
| Crockett County | $753 | $842 | $1,083 | $1,389 | $1,615 |
| Cumberland County | $719 | $723 | $942 | $1,304 | $1,354 |
| Davidson County | $1,507 | $1,578 | $1,730 | $2,211 | $2,696 |
| Decatur County | $724 | $736 | $925 | $1,286 | $1,289 |
| DeKalb County | $722 | $726 | $953 | $1,143 | $1,532 |
| Dickson County | $1,507 | $1,578 | $1,730 | $2,211 | $2,696 |
| Dyer County | $724 | $778 | $925 | $1,220 | $1,225 |
| Fayette County | $1,060 | $1,154 | $1,274 | $1,683 | $1,959 |
| Fentress County | $700 | $705 | $925 | $1,204 | $1,290 |
| Franklin County | $742 | $747 | $980 | $1,307 | $1,622 |
| Gibson County | $645 | $706 | $927 | $1,289 | $1,555 |
| Giles County | $758 | $763 | $1,001 | $1,200 | $1,395 |
| Grainger County | $712 | $717 | $941 | $1,241 | $1,246 |
| Greene County | $638 | $797 | $925 | $1,279 | $1,420 |
| Grundy County | $724 | $844 | $925 | $1,162 | $1,289 |
| Hamblen County | $881 | $887 | $1,135 | $1,444 | $1,827 |
| Hamilton County | $1,211 | $1,263 | $1,390 | $1,734 | $1,853 |
| Hancock County | $724 | $844 | $925 | $1,109 | $1,225 |
| Hardeman County | $700 | $705 | $925 | $1,286 | $1,348 |
| Hardin County | $700 | $705 | $925 | $1,220 | $1,225 |
| Hawkins County | $720 | $818 | $1,044 | $1,338 | $1,464 |
| Haywood County | $700 | $705 | $925 | $1,226 | $1,417 |
| Henderson County | $724 | $742 | $925 | $1,178 | $1,289 |
| Henry County | $719 | $723 | $949 | $1,138 | $1,322 |
| Hickman County | $827 | $832 | $992 | $1,277 | $1,664 |
| Houston County | $724 | $726 | $925 | $1,253 | $1,552 |
| Humphreys County | $723 | $728 | $955 | $1,189 | $1,331 |
| Jackson County | $700 | $705 | $925 | $1,217 | $1,289 |
| Jefferson County | $881 | $887 | $1,135 | $1,444 | $1,827 |
| Johnson County | $724 | $844 | $925 | $1,273 | $1,289 |
| Knox County | $1,177 | $1,184 | $1,471 | $1,864 | $2,172 |
| Lake County | $700 | $705 | $925 | $1,174 | $1,289 |
| Lauderdale County | $706 | $710 | $925 | $1,239 | $1,474 |
| Lawrence County | $711 | $716 | $939 | $1,126 | $1,243 |
| Lewis County | $724 | $844 | $925 | $1,286 | $1,552 |
| Lincoln County | $724 | $844 | $925 | $1,286 | $1,289 |
| Loudon County | $1,177 | $1,184 | $1,471 | $1,864 | $2,172 |
| Macon County | $847 | $887 | $972 | $1,290 | $1,504 |
| Madison County | $869 | $960 | $1,260 | $1,677 | $1,758 |
| Marion County | $1,211 | $1,263 | $1,390 | $1,734 | $1,853 |
| Marshall County | $788 | $793 | $1,041 | $1,373 | $1,378 |
| Maury County | $1,131 | $1,138 | $1,349 | $1,701 | $1,912 |
| McMinn County | $725 | $845 | $926 | $1,151 | $1,226 |
| McNairy County | $724 | $742 | $925 | $1,286 | $1,442 |
| Meigs County | $700 | $705 | $925 | $1,227 | $1,289 |
| Monroe County | $684 | $764 | $925 | $1,220 | $1,225 |
| Montgomery County | $1,090 | $1,094 | $1,346 | $1,871 | $2,258 |
| Moore County | $724 | $742 | $925 | $1,282 | $1,289 |
| Morgan County | $748 | $753 | $988 | $1,303 | $1,308 |
| Obion County | $722 | $727 | $925 | $1,187 | $1,225 |
| Overton County | $724 | $742 | $925 | $1,165 | $1,225 |
| Perry County | $724 | $818 | $925 | $1,109 | $1,340 |
| Pickett County | $725 | $730 | $958 | $1,149 | $1,335 |
| Polk County | $850 | $940 | $1,233 | $1,584 | $1,633 |
| Putnam County | $752 | $818 | $1,014 | $1,409 | $1,557 |
| Rhea County | $700 | $705 | $925 | $1,220 | $1,225 |
| Roane County | $912 | $918 | $1,092 | $1,432 | $1,832 |
| Robertson County | $1,507 | $1,578 | $1,730 | $2,211 | $2,696 |
| Rutherford County | $1,507 | $1,578 | $1,730 | $2,211 | $2,696 |
| Scott County | $724 | $762 | $925 | $1,159 | $1,552 |
| Sequatchie County | $1,211 | $1,263 | $1,390 | $1,734 | $1,853 |
| Sevier County | $883 | $973 | $1,159 | $1,522 | $1,535 |
| Shelby County | $1,060 | $1,154 | $1,274 | $1,683 | $1,959 |
| Smith County | $796 | $801 | $1,051 | $1,368 | $1,392 |
| Stewart County | $692 | $815 | $1,004 | $1,396 | $1,684 |
| Sullivan County | $720 | $818 | $1,044 | $1,338 | $1,464 |
| Sumner County | $1,507 | $1,578 | $1,730 | $2,211 | $2,696 |
| Tipton County | $1,060 | $1,154 | $1,274 | $1,683 | $1,959 |
| Trousdale County | $1,507 | $1,578 | $1,730 | $2,211 | $2,696 |
| Unicoi County | $887 | $893 | $1,132 | $1,398 | $1,548 |
| Union County | $1,177 | $1,184 | $1,471 | $1,864 | $2,172 |
| Van Buren County | $700 | $705 | $925 | $1,198 | $1,289 |
| Warren County | $730 | $735 | $964 | $1,156 | $1,276 |
| Washington County | $887 | $893 | $1,132 | $1,398 | $1,548 |
| Wayne County | $700 | $705 | $925 | $1,109 | $1,289 |
| Weakley County | $705 | $710 | $925 | $1,119 | $1,552 |
| White County | $751 | $756 | $992 | $1,240 | $1,579 |
| Williamson County | $1,507 | $1,578 | $1,730 | $2,211 | $2,696 |
| Wilson County | $1,507 | $1,578 | $1,730 | $2,211 | $2,696 |
Find a housing authority in Tennessee
Fair Market Rent sets the ceiling, but the housing authority issuing your voucher sets the payment standard and runs the waiting list. Start there.
For FY2026, Cannon County has the highest two-bedroom Fair Market Rent in Tennessee at $1,730 per month, while Benton County has the lowest at $925. The statewide median two-bedroom FMR is $975.
No. Each housing authority in Tennessee sets its own payment standard, anywhere from 90% to 110% of the HUD Fair Market Rent for its area, and some receive HUD approval to go higher. Two authorities serving the same county can pay different amounts, so confirm the figure with the authority that will issue your voucher.
Find your county in the table below to see the FY2026 rent HUD estimates for each bedroom size. That figure is the starting point your housing authority uses to set its payment standard, which caps the subsidy on your unit. You generally pay about 30% of your adjusted monthly income, with the voucher covering the rest up to that cap.
Source: HUD Fair Market Rents FY2026 · huduser.gov