HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in White County, Tennessee (FY 2026)
A two-bedroom in White County carries a FY 2026 Fair Market Rent of $992 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in White keys off that figure.
2 bedroom FMR
$992
FY 2026, utilities included
Payment standard range
$893 to $1,091
90% to 110% of FMR
Income to afford 2BR
$39,680
per year, at 30% of income
Rank in Tennessee
45th of 95
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in White moves to $1,021. That's up 3%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in White actually rent for?
Search any address in White 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 | $751 | $676 to $826 | $30,040 | $14.44/hr | -1.2% |
| 1 bedroom | $756 | $680 to $832 | $30,240 | $14.54/hr | -1.2% |
| 2 bedroom | $992 | $893 to $1,091 | $39,680 | $19.08/hr | -1.1% |
| 3 bedroom | $1,240 | $1,116 to $1,364 | $49,600 | $23.85/hr | +2.6% |
| 4 bedroom | $1,579 | $1,421 to $1,737 | $63,160 | $30.37/hr | +10.2% |
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 | $1,816 | $1,634 to $1,998 |
| 6 bedroom Estimate | $2,053 | $1,848 to $2,258 |
| 7 bedroom Estimate | $2,290 | $2,061 to $2,519 |
| 8 bedroom Estimate | $2,526 | $2,273 to $2,779 |
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 White, that runs from $751 for a studio up to $1,579 for four bedrooms, all five rates in the table above.
Because White 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, Doyle included.
Among Tennessee's 95 counties, White ranks 45th for two-bedroom FMR. That's within a couple percent of the state median of $975 and about 3% below the national median county at $1,018. About 27,420 people live here, 54th 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 38587 (Walling) and $1,080 in 38579 (Quebeck), 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 White somewhere between $893 and $1,091. 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.
$992 a month is affordable, by HUD's 30% rule, on an income of roughly $39,680 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% ($893) | HAP at 100% ($992) | HAP at 110% ($1,091) |
|---|---|---|---|---|
| $2,500 | $750 | $143 | $242 | $341 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went down 1% from FY 2025 ($1,003) to FY 2026 ($992). Since FY 2020 it's up 53% in total, about 7.3% 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 | $509 | $649 | $841 | $879 | — |
| FY 2021 | $525 | $530 | $677 | $842 | $918 | +4.3% |
| FY 2022 | $563 | $566 | $720 | $890 | $976 | +6.4% |
| FY 2023 | $623 | $627 | $825 | $1,004 | $1,108 | +14.6% |
| FY 2024 | $730 | $734 | $965 | $1,167 | $1,285 | +17.0% |
| FY 2025 | $760 | $765 | $1,003 | $1,208 | $1,433 | +3.9% |
| FY 2026 | $751 | $756 | $992 | $1,240 | $1,579 | -1.1% |
| FY 2027 | $775 | $780 | $1,021 | $1,321 | $1,707 | +2.9% |
Nearby counties
Questions people ask
$992 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $751 for a studio, $756 for one bedroom, $1,240 for three and $1,579 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 White actually go for?
HUD's number is one input. Search any address in White for a rent estimate built from nearby comps. 3 free searches, no card.
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