HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Marshall County, Tennessee (FY 2026)
$1,041 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Marshall County, and it's the baseline every voucher in Marshall is measured against.
2 bedroom FMR
$1,041
FY 2026, utilities included
Payment standard range
$937 to $1,145
90% to 110% of FMR
Income to afford 2BR
$41,640
per year, at 30% of income
Rank in Tennessee
39th of 95
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Marshall moves to $1,106. That's up 6%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Marshall actually rent for?
Search any address in Marshall 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 | $788 | $709 to $867 | $31,520 | $15.15/hr | +0.3% |
| 1 bedroom | $793 | $714 to $872 | $31,720 | $15.25/hr | +0.3% |
| 2 bedroom | $1,041 | $937 to $1,145 | $41,640 | $20.02/hr | +0.3% |
| 3 bedroom | $1,373 | $1,236 to $1,510 | $54,920 | $26.40/hr | +0.5% |
| 4 bedroom | $1,378 | $1,240 to $1,516 | $55,120 | $26.50/hr | +0.1% |
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 | $1,585 | $1,427 to $1,744 |
| 6 bedroom Estimate | $1,791 | $1,612 to $1,970 |
| 7 bedroom Estimate | $1,998 | $1,798 to $2,198 |
| 8 bedroom Estimate | $2,205 | $1,985 to $2,426 |
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 Marshall, that runs from $788 for a studio up to $1,378 for four bedrooms, all five rates in the table above.
Because Marshall 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, Belfast included.
Among Tennessee's 95 counties, Marshall ranks 39th for two-bedroom FMR. That's about 7% above the state median of $975 and about 2% above the national median county at $1,018. About 34,567 people live here, 44th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $980 in 37019 (Belfast) and $1,400 in 37034 (Chapel Hill), 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 Marshall somewhere between $937 and $1,145. 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.
$1,041 a month is affordable, by HUD's 30% rule, on an income of roughly $41,640 a year. Put another way, $20 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% ($937) | HAP at 100% ($1,041) | HAP at 110% ($1,145) |
|---|---|---|---|---|
| $2,500 | $750 | $187 | $291 | $395 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 0% from FY 2025 ($1,038) to FY 2026 ($1,041). Since FY 2020 it's up 39% in total, about 5.7% 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 | $563 | $567 | $747 | $948 | $1,012 | — |
| FY 2021 | $571 | $574 | $757 | $974 | $1,027 | +1.3% |
| FY 2022 | $596 | $600 | $789 | $1,005 | $1,070 | +4.2% |
| FY 2023 | $658 | $662 | $872 | $1,132 | $1,171 | +10.5% |
| FY 2024 | $764 | $769 | $1,010 | $1,311 | $1,345 | +15.8% |
| FY 2025 | $786 | $791 | $1,038 | $1,366 | $1,376 | +2.8% |
| FY 2026 | $788 | $793 | $1,041 | $1,373 | $1,378 | +0.3% |
| FY 2027 | $840 | $845 | $1,106 | $1,467 | $1,473 | +6.2% |
Nearby counties
Questions people ask
$1,041 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $788 for a studio, $793 for one bedroom, $1,373 for three and $1,378 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 Marshall actually go for?
HUD's number is one input. Search any address in Marshall for a rent estimate built from nearby comps. 3 free searches, no card.
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