Fair market rents · FY 2027 · effective October 1, 2026
Tennessee fair market rents, FY 2027
The 2-bedroom Fair Market Rent in the median Tennessee county is $1,048 a month for FY 2027, from $995 to $1,798 across the state. The typical county moved +7.5% from FY 2026 and +47.2% over five years; weighted by population, the state average moved +3.3%. The most populous HUD area, Nashville-Davidson--Murfreesboro--Franklin, TN, is at $1,798 for a 2-bedroom.
FMRs are HUD's estimate of the 40th percentile gross rent (rent plus utilities) paid by recent movers into standard-quality units. Housing agencies set voucher payment standards from them. Source: HUD FY 2027 FMR file, 91 FR 56156 (published September 1, 2026). This site is not HUD.
| FY | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 | 2026 | 2027 |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 2BR | $793 | $815 | $858 | $884 | $909 | $944 | $1,068 | $1,242 | $1,377 | $1,337 | $1,381 |
ZIP-level rents required: Chattanooga, TN-GA; Knoxville, TN; Memphis, TN-MS-AR; Nashville-Davidson--Murfreesboro--Franklin, TN are mandatory Small Area FMR metros, so voucher payment standards there come from the ZIP figure, not the area figure below. Use the ZIP lookup, or see all 65 mandatory metros.
Every HUD rent area in Tennessee, FY 2027
72 HUD FMR areas cover 95 counties; 21 are metro areas. Monthly gross rent by bedroom count. The trend line is the 2-bedroom FMR from FY 2017 to FY 2027 for the most populous member.
Biggest one-year move up: Rhea County, TN, +14.5%. Biggest move down: Roane County, TN, −4.0%. HUD caps a one-year drop at 10%.
| HUD area | Studio | 1BR | 2BR | 3BR | 4BR | 1 yr | 5 yr | FY17 to FY27 |
|---|---|---|---|---|---|---|---|---|
| Bedford County | 850 | 1,022 | 1,112 | 1,540 | 1,859 | +9.3% | +33.2% | |
| Benton County | 761 | 775 | 995 | 1,378 | 1,401 | +7.6% | +47.2% | |
| Bledsoe County | 825 | 830 | 1,086 | 1,294 | 1,489 | +11.4% | +60.7% | |
| Campbell County | 756 | 761 | 995 | 1,303 | 1,308 | +5.1% | +39.7% | |
| Carroll County | 761 | 788 | 995 | 1,234 | 1,556 | +7.6% | +47.2% | |
| Chattanooga, TN-GAZHamilton, Marion, Sequatchie | 1,181 | 1,231 | 1,340 | 1,657 | 1,761 | −3.6% | +51.8% | |
| Claiborne County | 761 | 914 | 995 | 1,239 | 1,391 | +7.6% | +47.2% | |
| Clarksville, TN-KY | 1,061 | 1,068 | 1,307 | 1,786 | 2,185 | −2.9% | +43.6% | |
| Clay County | 756 | 761 | 995 | 1,360 | 1,365 | +7.6% | +47.2% | |
| ClevelandBradley, Polk | 884 | 971 | 1,270 | 1,593 | 1,669 | +3.0% | +53.0% | |
| Cocke County | 761 | 914 | 995 | 1,322 | 1,406 | +7.6% | +47.2% | |
| Coffee County | 873 | 928 | 1,088 | 1,453 | 1,459 | +13.5% | +47.2% | |
| Crockett County | 761 | 843 | 1,093 | 1,441 | 1,589 | +0.9% | +57.0% | |
| Cumberland County | 789 | 794 | 1,039 | 1,410 | 1,425 | +10.3% | +49.5% | |
| Decatur County | 761 | 850 | 995 | 1,353 | 1,365 | +7.6% | +47.2% | |
| DeKalb County | 772 | 777 | 1,016 | 1,299 | 1,698 | +6.6% | +50.3% | |
| Dyer County | 760 | 867 | 995 | 1,303 | 1,308 | +7.6% | +44.6% | |
| Fentress County | 756 | 761 | 995 | 1,186 | 1,388 | +7.6% | +47.2% | |
| Franklin County | 805 | 810 | 1,060 | 1,403 | 1,772 | +8.2% | +56.6% | |
| Gibson County | 693 | 761 | 995 | 1,378 | 1,573 | +7.3% | +40.5% | |
| Giles County | 839 | 845 | 1,105 | 1,317 | 1,515 | +10.4% | +57.4% | |
| Grainger County | 756 | 761 | 995 | 1,378 | 1,407 | +5.7% | +42.3% | |
| Greene County | 693 | 789 | 995 | 1,268 | 1,365 | +7.6% | +47.2% | |
| Grundy County | 761 | 797 | 995 | 1,232 | 1,365 | +7.6% | +47.2% | |
| Hancock County | 761 | 837 | 995 | 1,186 | 1,365 | +7.6% | +47.2% | |
| Hardeman County | 761 | 803 | 995 | 1,342 | 1,380 | +7.6% | +47.2% | |
| Hardin County | 756 | 761 | 995 | 1,249 | 1,308 | +7.6% | +47.2% | |
| Haywood County | 756 | 761 | 995 | 1,345 | 1,517 | +7.6% | +47.2% | |
| Henderson County | 761 | 914 | 995 | 1,248 | 1,365 | +7.6% | +47.2% | |
| Henry County | 704 | 773 | 1,011 | 1,205 | 1,690 | +6.5% | +49.6% | |
| Hickman County | 781 | 786 | 1,028 | 1,312 | 1,669 | +3.6% | +46.2% | |
| Houston County | 761 | 787 | 995 | 1,363 | 1,636 | +7.6% | +33.9% | |
| Humphreys County | 807 | 852 | 1,055 | 1,257 | 1,447 | +10.5% | +56.1% | |
| Jackson County | 756 | 761 | 995 | 1,360 | 1,365 | +7.6% | +47.2% | |
| JacksonChester, Madison | 957 | 1,051 | 1,375 | 1,730 | 1,898 | +9.1% | +62.7% | |
| Johnson CityCarter, Unicoi, Washington | 942 | 948 | 1,211 | 1,461 | 1,609 | +7.0% | +55.1% | |
| Johnson County | 761 | 914 | 995 | 1,333 | 1,365 | +7.6% | +47.2% | |
| Kingsport-Bristol, TN-VAHawkins, Sullivan | 760 | 845 | 1,091 | 1,375 | 1,465 | +4.5% | +55.4% | |
| KnoxvilleZAnderson, Blount, Knox, Loudon, Union | 1,171 | 1,178 | 1,475 | 1,844 | 2,122 | +0.3% | +50.5% | |
| Lake County | 756 | 761 | 995 | 1,244 | 1,663 | +7.6% | +47.2% | |
| Lauderdale County | 756 | 761 | 995 | 1,294 | 1,533 | +7.6% | +47.2% | |
| Lawrence County | 766 | 771 | 1,008 | 1,201 | 1,347 | +7.3% | +43.4% | |
| Lewis County | 761 | 914 | 995 | 1,378 | 1,663 | +7.6% | +47.2% | |
| Lincoln County | 761 | 882 | 995 | 1,363 | 1,528 | +7.6% | +47.2% | |
| Macon County | 877 | 914 | 995 | 1,319 | 1,537 | +2.4% | +35.2% | |
| Marshall County | 840 | 845 | 1,106 | 1,467 | 1,473 | +6.2% | +40.2% | |
| Maury County | 1,300 | 1,330 | 1,474 | 1,877 | 2,273 | +9.3% | +52.9% | |
| McMinn County | 761 | 914 | 995 | 1,214 | 1,308 | +7.5% | +42.3% | |
| McNairy County | 761 | 803 | 995 | 1,378 | 1,436 | +7.6% | +47.2% | |
| Meigs County | 794 | 799 | 1,045 | 1,254 | 1,433 | +13.0% | +54.6% | |
| Memphis, TN-MS-ARZFayette, Shelby, Tipton | 1,095 | 1,191 | 1,301 | 1,717 | 1,981 | +2.1% | +42.7% | |
| Monroe County | 769 | 862 | 995 | 1,303 | 1,308 | +7.6% | +45.9% | |
| Moore County | 761 | 803 | 995 | 1,360 | 1,365 | +7.6% | +47.2% | |
| Morgan County | 756 | 761 | 995 | 1,378 | 1,401 | +0.7% | +39.7% | |
| MorristownHamblen, Jefferson | 906 | 912 | 1,153 | 1,405 | 1,838 | +1.6% | +51.1% | |
| Nashville-Davidson--Murfreesboro--FranklinZ10 counties | 1,585 | 1,650 | 1,798 | 2,309 | 2,799 | +3.9% | +43.5% | |
| Obion County | 756 | 761 | 995 | 1,255 | 1,308 | +7.6% | +47.2% | |
| Overton County | 761 | 803 | 995 | 1,226 | 1,425 | +7.6% | +47.2% | |
| Perry County | 761 | 914 | 995 | 1,186 | 1,663 | +7.6% | +47.2% | |
| Pickett County | 761 | 765 | 995 | 1,186 | 1,365 | +3.9% | +47.2% | |
| Putnam County | 799 | 887 | 1,102 | 1,502 | 1,564 | +8.7% | +45.4% | |
| Rhea County | 804 | 810 | 1,059 | 1,272 | 1,392 | +14.5% | +53.5% | |
| Roane County | 857 | 862 | 1,048 | 1,395 | 1,649 | −4.0% | +28.1% | |
| Scott County | 761 | 823 | 995 | 1,230 | 1,663 | +7.6% | +47.2% | |
| Sevier County | 1,032 | 1,038 | 1,213 | 1,569 | 1,594 | +4.7% | +44.4% | |
| Smith County | 870 | 876 | 1,146 | 1,407 | 1,506 | +9.0% | +58.1% | |
| Stewart County | 693 | 812 | 995 | 1,378 | 1,663 | −0.9% | +42.3% | |
| Van Buren County | 756 | 761 | 995 | 1,195 | 1,365 | +7.6% | +47.2% | |
| Warren County | 798 | 803 | 1,051 | 1,252 | 1,381 | +9.0% | +47.2% | |
| Wayne County | 756 | 761 | 995 | 1,186 | 1,365 | +7.6% | +47.2% | |
| Weakley County | 756 | 761 | 995 | 1,190 | 1,663 | +7.6% | +47.2% | |
| White County | 775 | 780 | 1,021 | 1,321 | 1,707 | +2.9% | +41.8% |
Dollars per month, FY 2027 file as published September 1, 2026; rows marked R show FY 2026. "1 yr" compares the FY 2027 2BR with FY 2026, "5 yr" with FY 2022. HUD's methods changed over these years, so part of any move is method, not market. Area names are HUD's.
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We'll write once when HUD publishes FY 2028 Fair Market Rents, or revised FY 2027 figures, for your ZIP's HUD area in Tennessee. HUD's FY 2028 starts October 1, 2027.
Using these numbers on a rental
The FMR sets the range for voucher payments; it is not a rent estimate for your unit. A housing agency picks a payment standard between 90% and 110% of it, then checks your asking rent against similar unassisted units nearby. Both figures cover rent plus utilities, so the agency's allowance for any utilities the tenant pays comes off the top.
Take a 2-bedroom at $1,048, a payment standard at 100% of FMR, and a $150 utility allowance (an example; each agency publishes its own schedule). Then the voucher can cover a contract rent of up to $898 ($1,048 minus $150), with the tenant paying the usual 30% of income. How to underwrite with FMR works through the rest.