HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Dyer County, Tennessee (FY 2027)
$995 a month. That's HUD's FY 2027 Fair Market Rent for a two-bedroom in Dyer County, and it's the baseline every voucher in Dyer is measured against.
Two-bedroom FMR
$995
+7.6% from FY 2026
Payment standard
$896–$1,095
90% to 110% of the FMR, two-bedroom
Income to afford
$39,800
a year, with rent at 30% of income
Rank in Tennessee
63rd 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 | $760 | $684–$836 | $30,400 | $14.62/hr | +5.0% |
| 1 bedroom | $867 | $780–$954 | $34,680 | $16.67/hr | +11.4% |
| 2 bedroom | $995 | $896–$1,095 | $39,800 | $19.13/hr | +7.6% |
| 3 bedroom | $1,303 | $1,173–$1,433 | $52,120 | $25.06/hr | +6.8% |
| 4 bedroom | $1,308 | $1,177–$1,439 | $52,320 | $25.15/hr | +6.8% |
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 | $1,504 | $1,354–$1,654 |
| 6 bedroom Estimate | $1,700 | $1,530–$1,870 |
| 7 bedroom Estimate | $1,897 | $1,707–$2,087 |
| 8 bedroom Estimate | $2,093 | $1,884–$2,302 |
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 Dyer actually rent for?
Search any address in Dyer for a rent estimate built from nearby comps, with the HUD figure right next to it.
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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 Dyer somewhere between $896 and $1,095. 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.
$995 a month is affordable, by HUD's 30% rule, on an income of roughly $39,800 a year. Put another way, $19 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%$896 | Voucher pays at 100%$995 | Voucher pays at 110%$1,095 |
|---|---|---|---|---|
| $2,500 | $750 | $146 | $245 | $345 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 8% from FY 2026 ($925) to FY 2027 ($995). Since FY 2020 it's up 49% in total, about 5.8% 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 | $436 | $508 | $669 | $965 | $985 | — |
| FY 2021 | $443 | $509 | $671 | $960 | $1,001 | +0.3% |
| FY 2022 | $457 | $523 | $688 | $977 | $1,060 | +2.5% |
| FY 2023 | $582 | $586 | $759 | $1,079 | $1,167 | +10.3% |
| FY 2024 | $681 | $685 | $861 | $1,213 | $1,315 | +13.4% |
| FY 2025 | $719 | $738 | $899 | $1,187 | $1,192 | +4.4% |
| FY 2026 | $724 | $778 | $925 | $1,220 | $1,225 | +2.9% |
| FY 2027In effect | $760 | $867 | $995 | $1,303 | $1,308 | +7.6% |
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 Dyer, that runs from $760 for a studio up to $1,308 for four bedrooms, all five rates in the table above.
Because Dyer 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, Dyersburg included.
Among Tennessee's 95 counties, Dyer ranks 63rd for two-bedroom FMR. That's about 5% below the state median of $1,048 and about 6% below the national median county at $1,063. About 36,508 people live here, 42nd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,000 in 38007 (Bogota) and $1,060 in 38059 (Newbern), 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.
Nearby counties
Two-bedroom FMR, with how each compares to Dyer.
Lake County
18 mi · 6,579 people
$995
same rate
Crockett County
22 mi · 13,944 people
$1,093
+10%
Lauderdale County
22 mi · 24,784 people
$995
same rate
Obion County
24 mi · 30,453 people
$995
same rate
Gibson County
25 mi · 50,869 people
$995
same rate
Haywood County
38 mi · 17,475 people
$995
same rate
Weakley County
38 mi · 33,016 people
$995
same rate
Madison County
45 mi · 99,295 people
$1,375
+38%
Questions people ask
$995 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $760 for a studio, $867 for one bedroom, $1,303 for three and $1,308 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 Dyer actually go for?
HUD's number is one input. Search any address in Dyer for a rent estimate built from nearby comps. Free to start, no card.
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