HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Sullivan County, Tennessee (FY 2027)
HUD's FY 2027 Fair Market Rent for a two-bedroom in Sullivan County is $1,091 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
Two-bedroom FMR
$1,091
+4.5% from FY 2026
Payment standard
$982–$1,200
90% to 110% of the FMR, two-bedroom
Income to afford
$43,640
a year, with rent at 30% of income
Rank in Tennessee
41st of 95
by two-bedroom FMR, highest first
FY 2027 Fair Market Rents
Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2026 |
|---|---|---|---|---|---|
| Studio | $760 | $684–$836 | $30,400 | $14.62/hr | +5.6% |
| 1 bedroom | $845 | $761–$930 | $33,800 | $16.25/hr | +3.3% |
| 2 bedroom | $1,091 | $982–$1,200 | $43,640 | $20.98/hr | +4.5% |
| 3 bedroom | $1,375 | $1,238–$1,513 | $55,000 | $26.44/hr | +2.8% |
| 4 bedroom | $1,465 | $1,319–$1,612 | $58,600 | $28.17/hr | +0.1% |
Five to eight 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 | $1,685 | $1,517–$1,854 |
| 6 bedroom Estimate | $1,905 | $1,715–$2,096 |
| 7 bedroom Estimate | $2,124 | $1,912–$2,336 |
| 8 bedroom Estimate | $2,344 | $2,110–$2,578 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in Sullivan actually rent for?
Search any address in Sullivan for a rent estimate built from nearby comps, with the HUD figure right next to it.
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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 Sullivan somewhere between $982 and $1,200. 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.
$1,091 a month is affordable, by HUD's 30% rule, on an income of roughly $43,640 a year. Put another way, $21 an hour full time.
Worked example for a two-bedroom renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.
| Monthly household income | Tenant pays (30%) | Voucher pays at 90%$982 | Voucher pays at 100%$1,091 | Voucher pays at 110%$1,200 |
|---|---|---|---|---|
| $2,500 | $750 | $232 | $341 | $450 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 5% from FY 2026 ($1,044) to FY 2027 ($1,091). Since FY 2020 it's up 53% in total, about 6.2% a year. The Tennessee median moved up 7% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $533 | $542 | $714 | $933 | $1,029 | — |
| FY 2021 | $513 | $533 | $701 | $916 | $1,008 | -1.8% |
| FY 2022 | $524 | $546 | $702 | $920 | $1,012 | +0.1% |
| FY 2023 | $583 | $627 | $793 | $1,041 | $1,170 | +13.0% |
| FY 2024 | $677 | $717 | $905 | $1,179 | $1,335 | +14.1% |
| FY 2025 | $738 | $824 | $1,043 | $1,343 | $1,538 | +15.2% |
| FY 2026 | $720 | $818 | $1,044 | $1,338 | $1,464 | +0.1% |
| FY 2027In effect | $760 | $845 | $1,091 | $1,375 | $1,465 | +4.5% |
About this rate
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 2027 that's October 1, 2026 through September 30, 2027. In Sullivan, that runs from $760 for a studio up to $1,465 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Sullivan in with 4 other counties in the Kingsport-Bristol metro, Hawkins County, Washington County, Scott County among them, and every one of them gets $1,091 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among Tennessee's 95 counties, Sullivan ranks 41st for two-bedroom FMR. That's about 4% above the state median of $1,048 and about 3% above the national median county at $1,063. About 160,624 people live here, 9th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,000 in 37665 (Kingsport) and $1,390 in 37686 (Piney Flats), with the 12 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.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 37617 | Blountville | $1,090 | -0.1% |
| 37618 | Bluff City | $1,140 | +4.5% |
| 37620 | Bristol | $1,070 | -1.9% |
| 37621 | Bristol | $1,100 | +0.8% |
| 37625 | Bristol | $1,100 | +0.8% |
| 37660 | Kingsport | $1,170 | +7.2% |
| 37662 | Kingsport | $1,100 | +0.8% |
| 37663 | Kingsport | $1,140 | +4.5% |
| 37664 | Kingsport | $1,050 | -3.8% |
| 37665 | Kingsport | $1,000 | -8.3% |
| 37669 | Kingsport | $1,100 | +0.8% |
| 37686 | Piney Flats | $1,390 | +27.4% |
| 37699 | Piney Flats | $1,091County rate | — |
Counties sharing the Kingsport-Bristol metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,091 two-bedroom figure as Sullivan.
Nearby counties
Two-bedroom FMR, with how each compares to Sullivan.
Washington County
16 mi · 136,261 people
$1,211
+11%
Carter County
18 mi · 56,712 people
$1,211
+11%
Unicoi County
28 mi · 17,756 people
$1,211
+11%
Hawkins County
30 mi · 57,964 people
$1,091
same rate
Johnson County
31 mi · 18,196 people
$995
-9%
Greene County
35 mi · 71,628 people
$995
-9%
Hancock County
42 mi · 6,852 people
$995
-9%
Hamblen County
53 mi · 65,669 people
$1,153
+6%
Questions people ask
$1,091 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $760 for a studio, $845 for one bedroom, $1,375 for three and $1,465 for four.
Tools for this county
Fair Market Rent lookup
Any ZIP code's Small Area FMR by bedroom count
Section 8 rent calculator
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
The income a household needs for a given rent
What does a rental in Sullivan actually go for?
HUD's number is one input. Search any address in Sullivan for a rent estimate built from nearby comps. Free to start, no card.
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