HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Giles County, Tennessee (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Giles County is $1,001 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,001
FY 2026, utilities included
Payment standard range
$901 to $1,101
90% to 110% of FMR
Income to afford 2BR
$40,040
per year, at 30% of income
Rank in Tennessee
43rd of 95
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Giles moves to $1,105. 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 Giles actually rent for?
Search any address in Giles 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 | $758 | $682 to $834 | $30,320 | $14.58/hr | +2.6% |
| 1 bedroom | $763 | $687 to $839 | $30,520 | $14.67/hr | +2.6% |
| 2 bedroom | $1,001 | $901 to $1,101 | $40,040 | $19.25/hr | +3.5% |
| 3 bedroom | $1,200 | $1,080 to $1,320 | $48,000 | $23.08/hr | +3.0% |
| 4 bedroom | $1,395 | $1,256 to $1,535 | $55,800 | $26.83/hr | +3.0% |
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 | $1,604 | $1,444 to $1,764 |
| 6 bedroom Estimate | $1,814 | $1,633 to $1,995 |
| 7 bedroom Estimate | $2,023 | $1,821 to $2,225 |
| 8 bedroom Estimate | $2,232 | $2,009 to $2,455 |
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 Giles, that runs from $758 for a studio up to $1,395 for four bedrooms, all five rates in the table above.
Because Giles 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, Ardmore included.
Among Tennessee's 95 counties, Giles ranks 43rd for two-bedroom FMR. That's about 3% above the state median of $975 and within a couple percent of the national median county at $1,018. About 30,317 people live here, 50th 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 38460 (Goodspring) and $1,330 in 38472 (Lynnville), 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.
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 Giles somewhere between $901 and $1,101. 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.
$1,001 a month is affordable, by HUD's 30% rule, on an income of roughly $40,040 a year. Put another way, $19 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% ($901) | HAP at 100% ($1,001) | HAP at 110% ($1,101) |
|---|---|---|---|---|
| $2,500 | $750 | $151 | $251 | $351 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 4% from FY 2025 ($967) to FY 2026 ($1,001). Since FY 2020 it's up 54% in total, about 7.5% 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 | $492 | $570 | $649 | $868 | $1,065 | — |
| FY 2021 | $517 | $585 | $667 | $871 | $1,071 | +2.8% |
| FY 2022 | $568 | $616 | $702 | $889 | $1,121 | +5.2% |
| FY 2023 | $631 | $684 | $773 | $968 | $1,248 | +10.1% |
| FY 2024 | $739 | $759 | $900 | $1,106 | $1,480 | +16.4% |
| FY 2025 | $739 | $744 | $967 | $1,165 | $1,354 | +7.4% |
| FY 2026 | $758 | $763 | $1,001 | $1,200 | $1,395 | +3.5% |
| FY 2027 | $839 | $845 | $1,105 | $1,317 | $1,515 | +10.4% |
Nearby counties
Questions people ask
$1,001 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $758 for a studio, $763 for one bedroom, $1,200 for three and $1,395 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 Giles actually go for?
HUD's number is one input. Search any address in Giles for a rent estimate built from nearby comps. 3 free searches, no card.
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