HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in McMinn County, Tennessee (FY 2026)
A two-bedroom in McMinn County carries a FY 2026 Fair Market Rent of $926 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in McMinn keys off that figure.
2 bedroom FMR
$926
FY 2026, utilities included
Payment standard range
$833 to $1,019
90% to 110% of FMR
Income to afford 2BR
$37,040
per year, at 30% of income
Rank in Tennessee
61st of 95
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in McMinn moves to $995. 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 McMinn actually rent for?
Search any address in McMinn 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 | $725 | $653 to $798 | $29,000 | $13.94/hr | +7.2% |
| 1 bedroom | $845 | $761 to $930 | $33,800 | $16.25/hr | +1.2% |
| 2 bedroom | $926 | $833 to $1,019 | $37,040 | $17.81/hr | -2.1% |
| 3 bedroom | $1,151 | $1,036 to $1,266 | $46,040 | $22.13/hr | -2.2% |
| 4 bedroom | $1,226 | $1,103 to $1,349 | $49,040 | $23.58/hr | -2.2% |
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 | $1,410 | $1,269 to $1,551 |
| 6 bedroom Estimate | $1,594 | $1,435 to $1,753 |
| 7 bedroom Estimate | $1,778 | $1,600 to $1,956 |
| 8 bedroom Estimate | $1,962 | $1,766 to $2,158 |
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 McMinn, that runs from $725 for a studio up to $1,226 for four bedrooms, all five rates in the table above.
Because McMinn 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, Athens included.
Among Tennessee's 95 counties, McMinn ranks 61st for two-bedroom FMR. That's about 5% below the state median of $975 and about 9% below the national median county at $1,018. About 53,532 people live here, 31st 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 37329 (Englewood) and $1,090 in 37309 (Calhoun), 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 McMinn somewhere between $833 and $1,019. 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.
$926 a month is affordable, by HUD's 30% rule, on an income of roughly $37,040 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% ($833) | HAP at 100% ($926) | HAP at 110% ($1,019) |
|---|---|---|---|---|
| $2,500 | $750 | $83 | $176 | $269 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went down 2% from FY 2025 ($946) to FY 2026 ($926). Since FY 2020 it's up 43% in total, about 6.1% 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 | $876 | $879 | — |
| FY 2021 | $541 | $612 | $698 | $943 | $947 | +7.6% |
| FY 2022 | $584 | $610 | $699 | $944 | $948 | +0.1% |
| FY 2023 | $668 | $716 | $839 | $1,123 | $1,127 | +20.0% |
| FY 2024 | $719 | $813 | $950 | $1,234 | $1,265 | +13.2% |
| FY 2025 | $676 | $835 | $946 | $1,177 | $1,254 | -0.4% |
| FY 2026 | $725 | $845 | $926 | $1,151 | $1,226 | -2.1% |
| FY 2027 | $761 | $914 | $995 | $1,214 | $1,308 | +7.5% |
Nearby counties
Questions people ask
$926 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $725 for a studio, $845 for one bedroom, $1,151 for three and $1,226 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 McMinn actually go for?
HUD's number is one input. Search any address in McMinn for a rent estimate built from nearby comps. 3 free searches, no card.
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