How much will Section 8 pay for rent in Davidson County?

Up to the housing authority's payment standard, which it sets between 90% and 110% of FMR. For a two-bedroom that's $1,618 to $1,978. The voucher covers the gap between that standard and about 30% of the tenant's income, and it never pays more than the unit would rent for without a voucher.

Does Davidson County have its own Fair Market Rent?

No. It uses the Nashville-Davidson--Murfreesboro--Franklin metro rate, shared with 9 other counties. HUD sets one FMR for the whole metro area, so Davidson gets the same $1,798 two-bedroom figure as Rutherford County.

Why does my ZIP code show a different Fair Market Rent than Davidson County?

HUD publishes a second set of numbers, Small Area FMRs, for individual ZIP codes. In Davidson those run from $1,210 to $2,560 for a two-bedroom. Housing authorities in metros HUD has designated for Small Area FMRs use the ZIP rate. The rest use the county rate. Your PHA can tell you which one applies.

When do the next Fair Market Rents for Davidson County come out?

HUD usually publishes the new fiscal year's rates in late August or September, and they take effect October 1. This page updates as soon as the new Tennessee figures are loaded.

HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027

Fair Market Rent in Davidson County, Tennessee (FY 2027)

HUD's FY 2027 Fair Market Rent for a two-bedroom in Davidson County is $1,798 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.

Two-bedroom FMR

$1,798

+3.9% from FY 2026

Payment standard

$1,618–$1,978

90% to 110% of the FMR, two-bedroom

Income to afford

$71,920

a year, with rent at 30% of income

Rank in Tennessee

3rd of 95

by two-bedroom FMR, highest first

FY 2027 Fair Market Rents

Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.

Bedrooms	FMR	Payment standard	Income needed	Hourly wage	vs FY 2026
Studio	$1,585	$1,427–$1,744	$63,400	$30.48/hr	+5.2%
1 bedroom	$1,650	$1,485–$1,815	$66,000	$31.73/hr	+4.6%
2 bedroom	$1,798	$1,618–$1,978	$71,920	$34.58/hr	+3.9%
3 bedroom	$2,309	$2,078–$2,540	$92,360	$44.40/hr	+4.4%
4 bedroom	$2,799	$2,519–$3,079	$111,960	$53.83/hr	+3.8%

Five to eight 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	$3,219	$2,897–$3,541
6 bedroom Estimate	$3,639	$3,275–$4,003
7 bedroom Estimate	$4,059	$3,653–$4,465
8 bedroom Estimate	$4,478	$4,030–$4,926

Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov

Market check

Two-bedrooms in Nashville are asking $1,797. HUD says $1,798.

The two are within a couple percent of each other. Median asking rent across 17 Nashville ZIP codes with active 2BR listings. FMR includes utilities and asking rents usually don't, so the true gap is a little smaller.

Nashville rents by ZIP code Section 8 vs market rent, 65 metros

No card needed

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 Davidson somewhere between $1,618 and $1,978. 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.

$1,798 a month is affordable, by HUD's 30% rule, on an income of roughly $71,920 a year. Put another way, $35 an hour full time.

Worked example for a two-bedroom renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.

Monthly household income	Tenant pays (30%)	Voucher pays at 90%$1,618	Voucher pays at 100%$1,798	Voucher pays at 110%$1,978
$2,500	$750	$868	$1,048	$1,228
$4,000	$1,200	$418	$598	$778

Run your own numbers in the Section 8 rent calculator

Rate history

The two-bedroom rate went up 4% from FY 2026 ($1,730) to FY 2027 ($1,798). Since FY 2020 it's up 58% in total, about 6.8% a year. The Tennessee median moved up 7% over the same year.

Fiscal year	Studio	1 BR	2 BR	3 BR	4 BR	2BR change
FY 2020	$898	$957	$1,136	$1,484	$1,822	—
FY 2021	$998	$1,031	$1,197	$1,539	$1,930	+5.4%
FY 2022	$1,079	$1,100	$1,253	$1,587	$1,975	+4.7%
FY 2023	$1,218	$1,245	$1,406	$1,758	$2,173	+12.2%
FY 2024	$1,404	$1,442	$1,619	$2,035	$2,482	+15.1%
FY 2025	$1,589	$1,650	$1,827	$2,308	$2,840	+12.8%
FY 2026	$1,507	$1,578	$1,730	$2,211	$2,696	-5.3%
FY 2027In effect	$1,585	$1,650	$1,798	$2,309	$2,799	+3.9%

About this rate

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 2027 that's October 1, 2026 through September 30, 2027. In Davidson, that runs from $1,585 for a studio up to $2,799 for four bedrooms, all five rates in the table above.

This is a metro rate. The county doesn't get one of its own. HUD lumps Davidson in with 9 other counties in the Nashville-Davidson--Murfreesboro--Franklin metro, Rutherford County, Williamson County, Sumner County among them, and every one of them gets $1,798 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.

Among Tennessee's 95 counties, Davidson ranks 3rd for two-bedroom FMR. That's about 72% above the state median of $1,048 and about 69% above the national median county at $1,063. About 715,388 people live here, 2nd in the state.

Live asking rents in Nashville

The county FMR next to what landlords are asking in Nashville right now

Rates by ZIP code

Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,210 in 37080 (Joelton) and $2,560 in 37219 (Nashville), with the 40 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.

ZIP	City	2BR rate	vs county
37011	Antioch	$1,840	+2.3%
37013	Antioch	$1,920	+6.8%
37070	Goodlettsville	$1,840	+2.3%
37072	Goodlettsville	$1,660	-7.7%
37076	Hermitage	$1,840	+2.3%
37080	Joelton	$1,210	-32.7%
37115	Madison	$1,670	-7.1%
37116	Madison	$1,840	+2.3%
37138	Old Hickory	$1,850	+2.9%
37189	Whites Creek	$1,600	-11.0%
37201	Nashville	$2,340	+30.1%
37202	Nashville	$1,840	+2.3%
37203	Nashville	$2,140	+19.0%
37204	Nashville	$2,300	+27.9%
37205	Nashville	$2,260	+25.7%
37206	Nashville	$1,870	+4.0%
37207	Nashville	$1,500	-16.6%
37208	Nashville	$1,940	+7.9%
37209	Nashville	$2,030	+12.9%
37210	Nashville	$1,660	-7.7%
37211	Nashville	$1,860	+3.4%
37212	Nashville	$1,890	+5.1%
37213	Nashville	$1,870	+4.0%
37214	Nashville	$2,050	+14.0%
37215	Nashville	$2,240	+24.6%
37216	Nashville	$1,870	+4.0%
37217	Nashville	$1,860	+3.4%
37218	Nashville	$1,720	-4.3%
37219	Nashville	$2,560	+42.4%
37220	Nashville	$2,230	+24.0%
37221	Nashville	$2,130	+18.5%
37222	Nashville	$1,840	+2.3%
37224	Nashville	$1,840	+2.3%
37227	Nashville	$1,798County rate	—
37228	Nashville	$1,760	-2.1%
37229	Nashville	$1,840	+2.3%
37230	Nashville	$1,798County rate	—
37232	Nashville	$1,840	+2.3%
37234	Nashville	$1,798County rate	—
37235	Nashville	$1,798County rate	—

Counties sharing the Nashville-Davidson--Murfreesboro--Franklin metro rate

HUD sets one rate for the whole metro, so every county here carries the same $1,798 two-bedroom figure as Davidson.

Rutherford County

360,646 people

$1,798

Williamson County

260,351 people

$1,798

Sumner County

204,424 people

$1,798

Wilson County

158,805 people

$1,798

Robertson County

75,539 people

$1,798

Dickson County

55,983 people

$1,798

Cheatham County

41,829 people

$1,798

Cannon County

14,818 people

$1,798

Trousdale County

11,957 people

$1,798

Nearby counties

Two-bedroom FMR, with how each compares to Davidson.

Cheatham County

17 mi · 41,829 people

$1,798

same rate

Williamson County

18 mi · 260,351 people

$1,798

same rate

Robertson County

23 mi · 75,539 people

$1,798

same rate

Wilson County

25 mi · 158,805 people

$1,798

same rate

Sumner County

26 mi · 204,424 people

$1,798

same rate

Rutherford County

30 mi · 360,646 people

$1,798

same rate

Dickson County

33 mi · 55,983 people

$1,798

same rate

Trousdale County

37 mi · 11,957 people

$1,798

same rate

Questions people ask

$1,798 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,585 for a studio, $1,650 for one bedroom, $2,309 for three and $2,799 for four.

Tools for this county

All Tennessee counties All states

Fair Market Rent lookup

Any ZIP code's Small Area FMR by bedroom count

Section 8 rent calculator

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

The income a household needs for a given rent

Fair Market Rent in Davidson County, Tennessee (FY 2027)

FY 2027 Fair Market Rents

Two-bedrooms in Nashville are asking $1,797. HUD says $1,798.

What a voucher pays here

Rate history

About this rate

Rates by ZIP code

Counties sharing the Nashville-Davidson--Murfreesboro--Franklin metro rate

Nearby counties

Questions people ask

Tools for this county

What does a rental in Davidson actually go for?