HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Humphreys County, Tennessee (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Humphreys County is $955 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$955
FY 2026, utilities included
Payment standard range
$860 to $1,051
90% to 110% of FMR
Income to afford 2BR
$38,200
per year, at 30% of income
Rank in Tennessee
53rd of 95
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Humphreys moves to $1,055. 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 Humphreys actually rent for?
Search any address in Humphreys 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 | $723 | $651 to $795 | $28,920 | $13.90/hr | +0.6% |
| 1 bedroom | $728 | $655 to $801 | $29,120 | $14.00/hr | -5.1% |
| 2 bedroom | $955 | $860 to $1,051 | $38,200 | $18.37/hr | +6.2% |
| 3 bedroom | $1,189 | $1,070 to $1,308 | $47,560 | $22.87/hr | -0.7% |
| 4 bedroom | $1,331 | $1,198 to $1,464 | $53,240 | $25.60/hr | +5.7% |
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 | $1,531 | $1,378 to $1,684 |
| 6 bedroom Estimate | $1,730 | $1,557 to $1,903 |
| 7 bedroom Estimate | $1,930 | $1,737 to $2,123 |
| 8 bedroom Estimate | $2,130 | $1,917 to $2,343 |
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 Humphreys, that runs from $723 for a studio up to $1,331 for four bedrooms, all five rates in the table above.
Because Humphreys 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, Hurricane Mills included.
Among Tennessee's 95 counties, Humphreys ranks 53rd for two-bedroom FMR. That's about 2% below the state median of $975 and about 6% below the national median county at $1,018. About 19,032 people live here, 68th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $970 in 37134 (New Johnsonville) and $1,440 in 37078 (Hurricane Mills), with the 4 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 Humphreys somewhere between $860 and $1,051. 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.
$955 a month is affordable, by HUD's 30% rule, on an income of roughly $38,200 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% ($860) | HAP at 100% ($955) | HAP at 110% ($1,051) |
|---|---|---|---|---|
| $2,500 | $750 | $110 | $205 | $301 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 6% from FY 2025 ($899) to FY 2026 ($955). Since FY 2020 it's up 47% in total, about 6.6% 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 | $493 | $571 | $650 | $874 | $1,019 | — |
| FY 2021 | $514 | $582 | $663 | $915 | $1,148 | +2.0% |
| FY 2022 | $547 | $593 | $676 | $953 | $1,157 | +2.0% |
| FY 2023 | $609 | $661 | $747 | $1,040 | $1,248 | +10.5% |
| FY 2024 | $707 | $767 | $861 | $1,183 | $1,256 | +15.3% |
| FY 2025 | $719 | $767 | $899 | $1,197 | $1,259 | +4.4% |
| FY 2026 | $723 | $728 | $955 | $1,189 | $1,331 | +6.2% |
| FY 2027 | $807 | $852 | $1,055 | $1,257 | $1,447 | +10.5% |
Nearby counties
Questions people ask
$955 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $723 for a studio, $728 for one bedroom, $1,189 for three and $1,331 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 Humphreys actually go for?
HUD's number is one input. Search any address in Humphreys for a rent estimate built from nearby comps. 3 free searches, no card.
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