HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Bedford County, Tennessee (FY 2026)
$1,017 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Bedford County, and it's the baseline every voucher in Bedford is measured against.
2 bedroom FMR
$1,017
FY 2026, utilities included
Payment standard range
$915 to $1,119
90% to 110% of FMR
Income to afford 2BR
$40,680
per year, at 30% of income
Rank in Tennessee
40th of 95
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Bedford moves to $1,112. That's up 9%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Bedford actually rent for?
Search any address in Bedford for a rent estimate built from nearby comps, with the HUD figure right next to it.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $796 | $716 to $876 | $31,840 | $15.31/hr | -1.8% |
| 1 bedroom | $928 | $835 to $1,021 | $37,120 | $17.85/hr | +1.4% |
| 2 bedroom | $1,017 | $915 to $1,119 | $40,680 | $19.56/hr | +0.4% |
| 3 bedroom | $1,414 | $1,273 to $1,555 | $56,560 | $27.19/hr | +4.7% |
| 4 bedroom | $1,641 | $1,477 to $1,805 | $65,640 | $31.56/hr | +21.4% |
5 to 8 bedrooms (PropMetrics estimates)
HUD stops at four bedrooms. These add 15% of the four-bedroom rent per extra bedroom. It's our estimate, not a HUD number.
| Bedrooms | Estimated FMR | Payment standard |
|---|---|---|
| 5 bedroom Estimate | $1,887 | $1,698 to $2,076 |
| 6 bedroom Estimate | $2,133 | $1,920 to $2,346 |
| 7 bedroom Estimate | $2,379 | $2,141 to $2,617 |
| 8 bedroom Estimate | $2,626 | $2,363 to $2,889 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Fair Market Rent is HUD's estimate of what a modest, decent unit rents for in an area, utilities included. It's set once a year and runs October to September. For FY 2026 that's October 1, 2025 through September 30, 2026. In Bedford, that runs from $796 for a studio up to $1,641 for four bedrooms, all five rates in the table above.
Because Bedford sits outside any HUD metro area, its rate is a county-wide figure built from local rents. One number covers every address in the county, Shelbyville included.
Among Tennessee's 95 counties, Bedford ranks 40th for two-bedroom FMR. That's about 4% above the state median of $975 and within a couple percent of the national median county at $1,018. About 50,533 people live here, 32nd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $930 in 37360 (Normandy) and $1,360 in 37020 (Bell Buckle), with the 5 ZIP codes in between. Housing authorities in HUD-designated metros use those ZIP rates instead of the county rate. Everywhere else the ZIP numbers show where rents actually sit, and the county rate stays the official standard.
What a voucher pays here
The voucher doesn't pay the FMR itself. It pays the payment standard. Housing authorities set it anywhere from 90% to 110% of FMR, which puts a two-bedroom standard in Bedford somewhere between $915 and $1,119. The tenant pays roughly 30% of their income, the voucher covers the rest up to the standard, and the PHA won't approve a rent above what comparable unassisted units get.
$1,017 a month is affordable, by HUD's 30% rule, on an income of roughly $40,680 a year. Put another way, $20 an hour full time.
Worked example for a two-bedroom, assuming the rent equals the payment standard. Tenant pays 30% of monthly income, HUD's housing assistance payment covers the rest.
| Monthly household income | Tenant pays (30%) | HAP at 90% ($915) | HAP at 100% ($1,017) | HAP at 110% ($1,119) |
|---|---|---|---|---|
| $2,500 | $750 | $165 | $267 | $369 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 0% from FY 2025 ($1,013) to FY 2026 ($1,017). Since FY 2020 it's up 32% in total, about 4.8% a year. The Tennessee median moved up 3% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $590 | $594 | $768 | $979 | $1,173 | — |
| FY 2021 | $599 | $603 | $795 | $989 | $1,170 | +3.5% |
| FY 2022 | $630 | $635 | $835 | $1,032 | $1,181 | +5.0% |
| FY 2023 | $732 | $737 | $907 | $1,104 | $1,218 | +8.6% |
| FY 2024 | $835 | $906 | $1,017 | $1,261 | $1,359 | +12.1% |
| FY 2025 | $811 | $915 | $1,013 | $1,350 | $1,352 | -0.4% |
| FY 2026 | $796 | $928 | $1,017 | $1,414 | $1,641 | +0.4% |
| FY 2027 | $850 | $1,022 | $1,112 | $1,540 | $1,859 | +9.3% |
Nearby counties
Moore County
$92518 mi · pop 6,558
Coffee County
$95919 mi · pop 58,080
Marshall County
$1,04119 mi · pop 34,567
Rutherford County
$1,73022 mi · pop 343,727
Cannon County
$1,73026 mi · pop 14,481
Lincoln County
$92529 mi · pop 35,365
Franklin County
$98032 mi · pop 42,980
Williamson County
$1,73036 mi · pop 248,897
Questions people ask
$1,017 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $796 for a studio, $928 for one bedroom, $1,414 for three and $1,641 for four.
Tools for this county
Fair Market Rent lookup
Look up any ZIP code's Small Area FMR by bedroom count.
Section 8 rent calculator
Work out the payment standard and tenant share for a specific rent.
What is Fair Market Rent?
How HUD calculates FMR and what it means for landlords.
Rent affordability calculator
See what income a household needs for a given rent.
What does a rental in Bedford actually go for?
HUD's number is one input. Search any address in Bedford for a rent estimate built from nearby comps. 3 free searches, no card.
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