HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Henry County, Tennessee (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Henry County is $949 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$949
FY 2026, utilities included
Payment standard range
$854 to $1,044
90% to 110% of FMR
Income to afford 2BR
$37,960
per year, at 30% of income
Rank in Tennessee
55th of 95
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Henry moves to $1,011. That's up 7%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Henry actually rent for?
Search any address in Henry 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 | +1.3% |
| 1 bedroom | $723 | $651 to $795 | $28,920 | $13.90/hr | +1.3% |
| 2 bedroom | $949 | $854 to $1,044 | $37,960 | $18.25/hr | +1.3% |
| 3 bedroom | $1,138 | $1,024 to $1,252 | $45,520 | $21.88/hr | +0.8% |
| 4 bedroom | $1,322 | $1,190 to $1,454 | $52,880 | $25.42/hr | +2.3% |
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 | $1,520 | $1,368 to $1,672 |
| 6 bedroom Estimate | $1,719 | $1,547 to $1,891 |
| 7 bedroom Estimate | $1,917 | $1,725 to $2,109 |
| 8 bedroom Estimate | $2,115 | $1,904 to $2,327 |
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 Henry, that runs from $719 for a studio up to $1,322 for four bedrooms, all five rates in the table above.
Because Henry 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, Buchanan included.
Among Tennessee's 95 counties, Henry ranks 55th 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 32,305 people live here, 47th 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 38224 (Cottage Grove) and $1,210 in 38256 (Springville), 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 Henry somewhere between $854 and $1,044. 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.
$949 a month is affordable, by HUD's 30% rule, on an income of roughly $37,960 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% ($854) | HAP at 100% ($949) | HAP at 110% ($1,044) |
|---|---|---|---|---|
| $2,500 | $750 | $104 | $199 | $294 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 1% from FY 2025 ($937) to FY 2026 ($949). Since FY 2020 it's up 46% in total, about 6.5% 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 | $518 | $649 | $871 | $900 | — |
| FY 2021 | $507 | $510 | $663 | $854 | $904 | +2.2% |
| FY 2022 | $510 | $514 | $676 | $852 | $917 | +2.0% |
| FY 2023 | $576 | $580 | $763 | $929 | $1,025 | +12.9% |
| FY 2024 | $682 | $686 | $902 | $1,091 | $1,201 | +18.2% |
| FY 2025 | $710 | $714 | $937 | $1,129 | $1,292 | +3.9% |
| FY 2026 | $719 | $723 | $949 | $1,138 | $1,322 | +1.3% |
| FY 2027 | $704 | $773 | $1,011 | $1,205 | $1,690 | +6.5% |
Nearby counties
Questions people ask
$949 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, $1,138 for three and $1,322 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 Henry actually go for?
HUD's number is one input. Search any address in Henry for a rent estimate built from nearby comps. 3 free searches, no card.
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