HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Coffee County, Tennessee (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Coffee County is $959 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$959
FY 2026, utilities included
Payment standard range
$863 to $1,055
90% to 110% of FMR
Income to afford 2BR
$38,360
per year, at 30% of income
Rank in Tennessee
51st of 95
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Coffee moves to $1,088. That's up 13%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Coffee actually rent for?
Search any address in Coffee 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 | $775 | $698 to $853 | $31,000 | $14.90/hr | -1.8% |
| 1 bedroom | $780 | $702 to $858 | $31,200 | $15.00/hr | -1.8% |
| 2 bedroom | $959 | $863 to $1,055 | $38,360 | $18.44/hr | -2.8% |
| 3 bedroom | $1,281 | $1,153 to $1,409 | $51,240 | $24.63/hr | -7.0% |
| 4 bedroom | $1,363 | $1,227 to $1,499 | $54,520 | $26.21/hr | -10.0% |
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 | $1,567 | $1,410 to $1,724 |
| 6 bedroom Estimate | $1,772 | $1,595 to $1,949 |
| 7 bedroom Estimate | $1,976 | $1,778 to $2,174 |
| 8 bedroom Estimate | $2,181 | $1,963 to $2,399 |
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 Coffee, that runs from $775 for a studio up to $1,363 for four bedrooms, all five rates in the table above.
Because Coffee 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, Manchester included.
Among Tennessee's 95 counties, Coffee ranks 51st for two-bedroom FMR. That's within a couple percent of the state median of $975 and about 6% below the national median county at $1,018. About 58,080 people live here, 24th 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 37342 (Hillsboro) and $1,320 in 37018 (Beechgrove), 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 Coffee somewhere between $863 and $1,055. 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.
$959 a month is affordable, by HUD's 30% rule, on an income of roughly $38,360 a year. Put another way, $18 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% ($863) | HAP at 100% ($959) | HAP at 110% ($1,055) |
|---|---|---|---|---|
| $2,500 | $750 | $113 | $209 | $305 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went down 3% from FY 2025 ($987) to FY 2026 ($959). Since FY 2020 it's up 37% in total, about 5.4% 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 | $532 | $532 | $701 | $962 | $1,137 | — |
| FY 2021 | $539 | $543 | $715 | $974 | $1,236 | +2.0% |
| FY 2022 | $561 | $564 | $739 | $996 | $1,265 | +3.4% |
| FY 2023 | $600 | $604 | $790 | $1,057 | $1,327 | +6.9% |
| FY 2024 | $721 | $726 | $931 | $1,283 | $1,519 | +17.8% |
| FY 2025 | $789 | $794 | $987 | $1,377 | $1,514 | +6.0% |
| FY 2026 | $775 | $780 | $959 | $1,281 | $1,363 | -2.8% |
| FY 2027 | $873 | $928 | $1,088 | $1,453 | $1,459 | +13.5% |
Nearby counties
Questions people ask
$959 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $775 for a studio, $780 for one bedroom, $1,281 for three and $1,363 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 Coffee actually go for?
HUD's number is one input. Search any address in Coffee for a rent estimate built from nearby comps. 3 free searches, no card.
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