HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Dickson County, Tennessee (FY 2027)
HUD's FY 2027 Fair Market Rent for a two-bedroom in Dickson 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
4th 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
HUD's number is one input. What does a two-bedroom in Dickson actually rent for?
Search any address in Dickson for a rent estimate built from nearby comps, with the HUD figure right next to it.
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 Dickson 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 |
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 Dickson, 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 Dickson in with 9 other counties in the Nashville-Davidson--Murfreesboro--Franklin metro, Davidson County, Rutherford County, Williamson 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, Dickson ranks 4th 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 55,983 people live here, 29th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,190 in 37036 (Charlotte) and $1,310 in 37055 (Dickson), with the 8 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.
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 Dickson.
Davidson County
715,388 people
$1,798
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
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 Dickson.
Cheatham County
17 mi · 41,829 people
$1,798
same rate
Montgomery County
21 mi · 234,153 people
$1,307
-27%
Hickman County
23 mi · 25,436 people
$1,028
-43%
Houston County
25 mi · 8,353 people
$995
-45%
Humphreys County
26 mi · 19,214 people
$1,055
-41%
Stewart County
32 mi · 14,027 people
$995
-45%
Davidson County
33 mi · 715,388 people
$1,798
same rate
Williamson County
34 mi · 260,351 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
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
What does a rental in Dickson actually go for?
HUD's number is one input. Search any address in Dickson for a rent estimate built from nearby comps. Free to start, no card.
Free tier. No credit card.