HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Cumberland County, Tennessee (FY 2026)
A two-bedroom in Cumberland County carries a FY 2026 Fair Market Rent of $942 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Cumberland keys off that figure.
2 bedroom FMR
$942
FY 2026, utilities included
Payment standard range
$848 to $1,036
90% to 110% of FMR
Income to afford 2BR
$37,680
per year, at 30% of income
Rank in Tennessee
57th of 95
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Cumberland moves to $1,039. That's up 10%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Cumberland actually rent for?
Search any address in Cumberland 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 | $719 | $647 to $791 | $28,760 | $13.83/hr | -0.6% |
| 1 bedroom | $723 | $651 to $795 | $28,920 | $13.90/hr | -1.9% |
| 2 bedroom | $942 | $848 to $1,036 | $37,680 | $18.12/hr | +4.3% |
| 3 bedroom | $1,304 | $1,174 to $1,434 | $52,160 | $25.08/hr | +3.1% |
| 4 bedroom | $1,354 | $1,219 to $1,489 | $54,160 | $26.04/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 | $1,557 | $1,401 to $1,713 |
| 6 bedroom Estimate | $1,760 | $1,584 to $1,936 |
| 7 bedroom Estimate | $1,963 | $1,767 to $2,159 |
| 8 bedroom Estimate | $2,166 | $1,949 to $2,383 |
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 Cumberland, that runs from $719 for a studio up to $1,354 for four bedrooms, all five rates in the table above.
Because Cumberland 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, Crossville included.
Among Tennessee's 95 counties, Cumberland ranks 57th for two-bedroom FMR. That's about 3% below the state median of $975 and about 7% below the national median county at $1,018. About 61,552 people live here, 22nd 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 38555 (Crossville) and $1,410 in 38558 (Crossville), with the 7 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 Cumberland somewhere between $848 and $1,036. 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.
$942 a month is affordable, by HUD's 30% rule, on an income of roughly $37,680 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% ($848) | HAP at 100% ($942) | HAP at 110% ($1,036) |
|---|---|---|---|---|
| $2,500 | $750 | $98 | $192 | $286 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 4% from FY 2025 ($903) to FY 2026 ($942). Since FY 2020 it's up 39% in total, about 5.7% 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 | $511 | $514 | $677 | $934 | $1,014 | — |
| FY 2021 | $500 | $503 | $663 | $942 | $1,050 | -2.1% |
| FY 2022 | $541 | $545 | $695 | $987 | $1,093 | +4.8% |
| FY 2023 | $616 | $620 | $762 | $1,083 | $1,190 | +9.6% |
| FY 2024 | $719 | $723 | $881 | $1,242 | $1,400 | +15.6% |
| FY 2025 | $723 | $737 | $903 | $1,265 | $1,504 | +2.5% |
| FY 2026 | $719 | $723 | $942 | $1,304 | $1,354 | +4.3% |
| FY 2027 | $789 | $794 | $1,039 | $1,410 | $1,425 | +10.3% |
Nearby counties
Questions people ask
$942 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $719 for a studio, $723 for one bedroom, $1,304 for three and $1,354 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 Cumberland actually go for?
HUD's number is one input. Search any address in Cumberland for a rent estimate built from nearby comps. 3 free searches, no card.
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