HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Warren County, Tennessee (FY 2026)
$964 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Warren County, and it's the baseline every voucher in Warren is measured against.
2 bedroom FMR
$964
FY 2026, utilities included
Payment standard range
$868 to $1,060
90% to 110% of FMR
Income to afford 2BR
$38,560
per year, at 30% of income
Rank in Tennessee
50th of 95
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Warren moves to $1,051. That's up 9%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Warren actually rent for?
Search any address in Warren 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 | $730 | $657 to $803 | $29,200 | $14.04/hr | +3.3% |
| 1 bedroom | $735 | $662 to $809 | $29,400 | $14.13/hr | +3.2% |
| 2 bedroom | $964 | $868 to $1,060 | $38,560 | $18.54/hr | +3.2% |
| 3 bedroom | $1,156 | $1,040 to $1,272 | $46,240 | $22.23/hr | +2.8% |
| 4 bedroom | $1,276 | $1,148 to $1,404 | $51,040 | $24.54/hr | +3.1% |
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 | $1,467 | $1,320 to $1,614 |
| 6 bedroom Estimate | $1,659 | $1,493 to $1,825 |
| 7 bedroom Estimate | $1,850 | $1,665 to $2,035 |
| 8 bedroom Estimate | $2,042 | $1,838 to $2,246 |
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 Warren, that runs from $730 for a studio up to $1,276 for four bedrooms, all five rates in the table above.
Because Warren 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, Mcminnville included.
Among Tennessee's 95 counties, Warren ranks 50th for two-bedroom FMR. That's within a couple percent of the state median of $975 and about 5% below the national median county at $1,018. About 41,163 people live here, 39th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $960 in 38550 (Campaign) and $1,320 in 37357 (Morrison), with the 5 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 Warren somewhere between $868 and $1,060. 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.
$964 a month is affordable, by HUD's 30% rule, on an income of roughly $38,560 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% ($868) | HAP at 100% ($964) | HAP at 110% ($1,060) |
|---|---|---|---|---|
| $2,500 | $750 | $118 | $214 | $310 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 3% from FY 2025 ($934) to FY 2026 ($964). Since FY 2020 it's up 42% 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 | $514 | $514 | $677 | $844 | $1,068 | — |
| FY 2021 | $525 | $529 | $697 | $867 | $1,042 | +3.0% |
| FY 2022 | $539 | $543 | $714 | $895 | $1,029 | +2.4% |
| FY 2023 | $589 | $593 | $780 | $956 | $1,105 | +9.2% |
| FY 2024 | $679 | $683 | $898 | $1,086 | $1,207 | +15.1% |
| FY 2025 | $707 | $712 | $934 | $1,125 | $1,238 | +4.0% |
| FY 2026 | $730 | $735 | $964 | $1,156 | $1,276 | +3.2% |
| FY 2027 | $798 | $803 | $1,051 | $1,252 | $1,381 | +9.0% |
Nearby counties
Questions people ask
$964 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $730 for a studio, $735 for one bedroom, $1,156 for three and $1,276 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 Warren actually go for?
HUD's number is one input. Search any address in Warren for a rent estimate built from nearby comps. 3 free searches, no card.
Free tier. No credit card.