HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Hickman County, Tennessee (FY 2026)
$992 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Hickman County, and it's the baseline every voucher in Hickman is measured against.
2 bedroom FMR
$992
FY 2026, utilities included
Payment standard range
$893 to $1,091
90% to 110% of FMR
Income to afford 2BR
$39,680
per year, at 30% of income
Rank in Tennessee
44th of 95
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Hickman moves to $1,028. That's up 4%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Hickman actually rent for?
Search any address in Hickman 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 | $827 | $744 to $910 | $33,080 | $15.90/hr | +13.4% |
| 1 bedroom | $832 | $749 to $915 | $33,280 | $16.00/hr | +1.6% |
| 2 bedroom | $992 | $893 to $1,091 | $39,680 | $19.08/hr | +8.9% |
| 3 bedroom | $1,277 | $1,149 to $1,405 | $51,080 | $24.56/hr | +6.5% |
| 4 bedroom | $1,664 | $1,498 to $1,830 | $66,560 | $32.00/hr | +13.2% |
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 | $1,914 | $1,723 to $2,105 |
| 6 bedroom Estimate | $2,163 | $1,947 to $2,379 |
| 7 bedroom Estimate | $2,413 | $2,172 to $2,654 |
| 8 bedroom Estimate | $2,662 | $2,396 to $2,928 |
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 Hickman, that runs from $827 for a studio up to $1,664 for four bedrooms, all five rates in the table above.
Hickman is its own HUD metro area (Hickman County, TN), so the rate here is set from rents inside the county rather than a wider region.
Among Tennessee's 95 counties, Hickman ranks 44th for two-bedroom FMR. That's within a couple percent of the state median of $975 and about 3% below the national median county at $1,018. About 24,996 people live here, 60th 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 37098 (Lyles) and $1,390 in 38476 (Primm Springs), 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 Hickman somewhere between $893 and $1,091. 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.
$992 a month is affordable, by HUD's 30% rule, on an income of roughly $39,680 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% ($893) | HAP at 100% ($992) | HAP at 110% ($1,091) |
|---|---|---|---|---|
| $2,500 | $750 | $143 | $242 | $341 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 9% from FY 2025 ($911) to FY 2026 ($992). Since FY 2020 it's up 26% in total, about 3.9% 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 | $617 | $691 | $787 | $981 | $1,382 | — |
| FY 2021 | $647 | $685 | $781 | $1,013 | $1,352 | -0.8% |
| FY 2022 | $583 | $617 | $703 | $960 | $1,217 | -10.0% |
| FY 2023 | $609 | $661 | $747 | $1,062 | $1,272 | +6.3% |
| FY 2024 | $707 | $767 | $861 | $1,213 | $1,461 | +15.3% |
| FY 2025 | $729 | $819 | $911 | $1,199 | $1,470 | +5.8% |
| FY 2026 | $827 | $832 | $992 | $1,277 | $1,664 | +8.9% |
| FY 2027 | $781 | $786 | $1,028 | $1,312 | $1,669 | +3.6% |
Nearby counties
Questions people ask
$992 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $827 for a studio, $832 for one bedroom, $1,277 for three and $1,664 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 Hickman actually go for?
HUD's number is one input. Search any address in Hickman for a rent estimate built from nearby comps. 3 free searches, no card.
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