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HUD Fair Market Rent · FY 2026

Fair Market Rent in Tennessee by county (FY 2026)

Tennessee has 95 counties, and HUD sets a Fair Market Rent for every one of them. For FY 2026 the median two-bedroom is $975. The highest is Cannon County at $1,730, the lowest Weakley County at $925.

Median 2BR

$975

Highest 2BR

$1,730

Cannon County

Lowest 2BR

$925

Weakley County

Counties

95

44 in metro areas

Tennessee's two-bedroom fair market rent lands at $975 for FY 2026. That's the number you compare a specific county against. The state's counties split widely. Cannon County tops the list at $1,730, and it gets that rate because HUD folds it into the Nashville-Davidson-Murfreesboro-Franklin metro area along with nine other counties, including Davidson, Rutherford and Sumner. Weakley County sits at the bottom with $925, close to half of what Cannon County charges. Look inside Davidson County and the spread gets even wider. Its ZIP-level Small Area FMRs range from $1,320 to $2,470, a swing of $1,150 depending on which ZIP code a rental sits in. That's the kind of detail a flat county number hides.

44 of the 95 counties sit inside a HUD metro area and share that metro's rate. The other 51 get a county rate built from their own rents. The Tennessee median of $975 is about 4% below the national median county ($1,018). HUD also publishes ZIP-level Small Area FMRs covering 95 of the 95 counties, which is where the real variation shows up. Pick a county below for the full studio-to-four-bedroom table, payment standard ranges and ZIP rates.

The median two-bedroom moved up 3% from FY 2025. 66 counties went up, 28 went down, and the rest held.

HUD has already published FY 2027, effective October 1, 2026. Two-bedroom rates go up in 89 counties, down in 6, and hold in the rest. The table shows both years.

Fair Market Rent by county

County
Area
Studio
1 BR
2 BR
3 BR
4 BR
YoYFY 2027 2BR
Population
Cannon CountyMetro$1,507$1,578$1,730$2,211$2,696-5.3%$1,79814,481
Cheatham CountyMetro$1,507$1,578$1,730$2,211$2,696-5.3%$1,79841,184
Davidson CountyMetro$1,507$1,578$1,730$2,211$2,696-5.3%$1,798709,786
Dickson CountyMetro$1,507$1,578$1,730$2,211$2,696-5.3%$1,79854,563
Robertson CountyMetro$1,507$1,578$1,730$2,211$2,696-5.3%$1,79873,297
Rutherford CountyMetro$1,507$1,578$1,730$2,211$2,696-5.3%$1,798343,727
Sumner CountyMetro$1,507$1,578$1,730$2,211$2,696-5.3%$1,798196,845
Trousdale CountyMetro$1,507$1,578$1,730$2,211$2,696-5.3%$1,79811,596
Williamson CountyMetro$1,507$1,578$1,730$2,211$2,696-5.3%$1,798248,897
Wilson CountyMetro$1,507$1,578$1,730$2,211$2,696-5.3%$1,798149,096
Anderson CountyMetro$1,177$1,184$1,471$1,864$2,172-5.0%$1,47577,337
Blount CountyMetro$1,177$1,184$1,471$1,864$2,172-5.0%$1,475135,951
Knox CountyMetro$1,177$1,184$1,471$1,864$2,172-5.0%$1,475481,406
Loudon CountyMetro$1,177$1,184$1,471$1,864$2,172-5.0%$1,47555,507
Union CountyMetro$1,177$1,184$1,471$1,864$2,172-5.0%$1,47519,860
Hamilton CountyMetro$1,211$1,263$1,390$1,734$1,853-2.5%$1,340367,193
Marion CountyMetro$1,211$1,263$1,390$1,734$1,853-2.5%$1,34028,852
Sequatchie CountyMetro$1,211$1,263$1,390$1,734$1,853-2.5%$1,34016,065
Maury CountyMetro$1,131$1,138$1,349$1,701$1,912-8.5%$1,474102,002
Montgomery CountyMetro$1,090$1,094$1,346$1,871$2,258+9.5%$1,307222,305
Fayette CountyMetro$1,060$1,154$1,274$1,683$1,959-6.0%$1,30142,228
Shelby CountyMetro$1,060$1,154$1,274$1,683$1,959-6.0%$1,301926,440
Tipton CountyMetro$1,060$1,154$1,274$1,683$1,959-6.0%$1,30161,116
Chester CountyMetro$869$960$1,260$1,677$1,758+1.9%$1,37517,392
Madison CountyMetro$869$960$1,260$1,677$1,758+1.9%$1,37598,644
Bradley CountyMetro$850$940$1,233$1,584$1,633+1.9%$1,270108,859
Polk CountyMetro$850$940$1,233$1,584$1,633+1.9%$1,27017,620
Sevier CountyRural$883$973$1,159$1,522$1,535+0.9%$1,21398,455
Hamblen CountyMetro$881$887$1,135$1,444$1,827+6.2%$1,15364,531
Jefferson CountyMetro$881$887$1,135$1,444$1,827+6.2%$1,15355,017
Carter CountyMetro$887$893$1,132$1,398$1,548+1.2%$1,21156,315
Unicoi CountyMetro$887$893$1,132$1,398$1,548+1.2%$1,21117,845
Washington CountyMetro$887$893$1,132$1,398$1,548+1.2%$1,211133,282
Roane CountyMetro$912$918$1,092$1,432$1,8320.0%$1,04853,777
Crockett CountyMetro$753$842$1,083$1,389$1,615+0.9%$1,09313,955
Smith CountyMetro$796$801$1,051$1,368$1,392+0.4%$1,14620,034
Hawkins CountyMetro$720$818$1,044$1,338$1,464+0.1%$1,09157,107
Sullivan CountyMetro$720$818$1,044$1,338$1,464+0.1%$1,091158,722
Marshall CountyRural$788$793$1,041$1,373$1,378+0.3%$1,10634,567
Bedford CountyRural$796$928$1,017$1,414$1,641+0.4%$1,11250,533
Putnam CountyRural$752$818$1,014$1,409$1,557-1.3%$1,10280,157
Stewart CountyMetro$692$815$1,004$1,396$1,684+10.2%$99513,724
Giles CountyRural$758$763$1,001$1,200$1,395+3.5%$1,10530,317
Hickman CountyMetro$827$832$992$1,277$1,664+8.9%$1,02824,996
White CountyRural$751$756$992$1,240$1,579-1.1%$1,02127,420
Morgan CountyMetro$748$753$988$1,303$1,308+2.4%$99521,124
Franklin CountyRural$742$747$980$1,307$1,622+3.4%$1,06042,980
Bledsoe CountyRural$738$743$975$1,169$1,636+8.5%$1,08614,816
Macon CountyMetro$847$887$972$1,290$1,504-7.1%$99525,365
Warren CountyRural$730$735$964$1,156$1,276+3.2%$1,05141,163
Coffee CountyRural$775$780$959$1,281$1,363-2.8%$1,08858,080
Pickett CountyRural$725$730$958$1,149$1,335+2.6%$9955,042
Humphreys CountyRural$723$728$955$1,189$1,331+6.2%$1,05519,032
DeKalb CountyRural$722$726$953$1,143$1,532+1.7%$1,01620,209
Henry CountyRural$719$723$949$1,138$1,322+1.3%$1,01132,305
Campbell CountyMetro$717$722$947$1,249$1,254-1.6%$99539,397
Cumberland CountyRural$719$723$942$1,304$1,354+4.3%$1,03961,552
Grainger CountyMetro$712$717$941$1,241$1,246+4.7%$99523,648
Lawrence CountyRural$711$716$939$1,126$1,243+1.1%$1,00844,377
Gibson CountyMetro$645$706$927$1,289$1,555+2.5%$99550,455
McMinn CountyRural$725$845$926$1,151$1,226-2.1%$99553,532
Benton CountyRural$700$705$925$1,286$1,402+2.9%$99515,933
Carroll CountyRural$724$746$925$1,151$1,480+2.9%$99528,381
Claiborne CountyRural$724$844$925$1,155$1,277+2.9%$99532,092
Clay CountyRural$700$705$925$1,286$1,289+2.9%$9957,592
Cocke CountyRural$643$742$925$1,209$1,225+2.9%$99536,186
Decatur CountyRural$724$736$925$1,286$1,289+2.9%$99511,483
Dyer CountyRural$724$778$925$1,220$1,225+2.9%$99536,818
Fentress CountyRural$700$705$925$1,204$1,290+2.9%$99518,642
Greene CountyRural$638$797$925$1,279$1,420+2.9%$99570,399
Grundy CountyRural$724$844$925$1,162$1,289+2.9%$99513,550
Hancock CountyRural$724$844$925$1,109$1,225+2.9%$9956,726
Hardeman CountyRural$700$705$925$1,286$1,348+2.9%$99525,519
Hardin CountyRural$700$705$925$1,220$1,225+2.9%$99526,824
Haywood CountyRural$700$705$925$1,226$1,417+2.9%$99517,806
Henderson CountyRural$724$742$925$1,178$1,289+2.4%$99527,845
Houston CountyRural$724$726$925$1,253$1,552+2.9%$9958,253
Jackson CountyRural$700$705$925$1,217$1,289+2.9%$99511,730
Johnson CountyRural$724$844$925$1,273$1,289+2.9%$99517,982
Lake CountyRural$700$705$925$1,174$1,289+2.9%$9956,898
Lauderdale CountyRural$706$710$925$1,239$1,474+2.9%$99525,171
Lewis CountyRural$724$844$925$1,286$1,552+2.9%$99512,637
Lincoln CountyRural$724$844$925$1,286$1,289+2.9%$99535,365
McNairy CountyRural$724$742$925$1,286$1,442+2.9%$99525,895
Meigs CountyRural$700$705$925$1,227$1,289+2.9%$1,04512,839
Monroe CountyRural$684$764$925$1,220$1,225+2.9%$99546,489
Moore CountyRural$724$742$925$1,282$1,289+0.5%$9956,558
Obion CountyRural$722$727$925$1,187$1,225+2.9%$99530,670
Overton CountyRural$724$742$925$1,165$1,225+2.9%$99522,576
Perry CountyRural$724$818$925$1,109$1,340+2.0%$9958,432
Rhea CountyRural$700$705$925$1,220$1,225+2.9%$1,05933,031
Scott CountyRural$724$762$925$1,159$1,552+2.9%$99521,917
Van Buren CountyRural$700$705$925$1,198$1,289+2.9%$9956,182
Wayne CountyRural$700$705$925$1,109$1,289+2.9%$99516,325
Weakley CountyRural$705$710$925$1,119$1,552+2.9%$99532,946

95 counties. HUD publishes studio through 4 bedroom rates. Tap a county for payment standards, ZIP-level rates and income needed.

Questions people ask

It depends on the county. For FY 2026 the median two-bedroom FMR across Tennessee's 95 counties is $975, ranging from $925 in Weakley County to $1,730 in Cannon County. Every county's full table is linked on this page.

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