HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Williamson County, Tennessee (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Williamson County is $1,730 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,730
FY 2026, utilities included
Payment standard range
$1,557 to $1,903
90% to 110% of FMR
Income to afford 2BR
$69,200
per year, at 30% of income
Rank in Tennessee
9th of 95
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Williamson moves to $1,798. That's up 4%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Williamson actually rent for?
Search any address in Williamson 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 | $1,507 | $1,356 to $1,658 | $60,280 | $28.98/hr | -5.2% |
| 1 bedroom | $1,578 | $1,420 to $1,736 | $63,120 | $30.35/hr | -4.4% |
| 2 bedroom | $1,730 | $1,557 to $1,903 | $69,200 | $33.27/hr | -5.3% |
| 3 bedroom | $2,211 | $1,990 to $2,432 | $88,440 | $42.52/hr | -4.2% |
| 4 bedroom | $2,696 | $2,426 to $2,966 | $107,840 | $51.85/hr | -5.1% |
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 | $3,100 | $2,790 to $3,410 |
| 6 bedroom Estimate | $3,505 | $3,155 to $3,856 |
| 7 bedroom Estimate | $3,909 | $3,518 to $4,300 |
| 8 bedroom Estimate | $4,314 | $3,883 to $4,745 |
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 Williamson, that runs from $1,507 for a studio up to $2,696 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 Williamson in with 9 other counties in the Nashville-Davidson--Murfreesboro--Franklin metro, Davidson County, Rutherford County, Sumner County among them, and every one of them gets $1,730 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, Williamson ranks 9th for two-bedroom FMR. That's about 77% above the state median of $975 and about 70% above the national median county at $1,018. About 248,897 people live here, 6th in the state.
Counties sharing the Nashville-Davidson--Murfreesboro--Franklin metro rate
Davidson County
$1,730TN · pop 709,786
Rutherford County
$1,730TN · pop 343,727
Sumner County
$1,730TN · pop 196,845
Wilson County
$1,730TN · pop 149,096
Robertson County
$1,730TN · pop 73,297
Dickson County
$1,730TN · pop 54,563
Cheatham County
$1,730TN · pop 41,184
Cannon County
$1,730TN · pop 14,481
Trousdale County
$1,730TN · pop 11,596
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,690 in 37062 (Fairview) and $2,600 in 37069 (Franklin), 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 |
|---|---|---|---|
| 37014 | Arrington | $2,250 | +30.1% |
| 37024 | Brentwood | $1,770 | +2.3% |
| 37027 | Brentwood | $2,440 | +41.0% |
| 37046 | College Grove | $1,880 | +8.7% |
| 37062 | Fairview | $1,690 | -2.3% |
| 37064 | Franklin | $2,150 | +24.3% |
| 37065 | Franklin | $2,280 | +31.8% |
| 37067 | Franklin | $2,250 | +30.1% |
| 37068 | Franklin | $2,280 | +31.8% |
| 37069 | Franklin | $2,600 | +50.3% |
| 37135 | Nolensville | $2,600 | +50.3% |
| 37179 | Thompsons Station | $2,440 | +41.0% |
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 Williamson somewhere between $1,557 and $1,903. 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.
$1,730 a month is affordable, by HUD's 30% rule, on an income of roughly $69,200 a year. Put another way, $33 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% ($1,557) | HAP at 100% ($1,730) | HAP at 110% ($1,903) |
|---|---|---|---|---|
| $2,500 | $750 | $807 | $980 | $1,153 |
| $4,000 | $1,200 | $357 | $530 | $703 |
Rate history
The two-bedroom rate went down 5% from FY 2025 ($1,827) to FY 2026 ($1,730). Since FY 2020 it's up 52% 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 | $898 | $957 | $1,136 | $1,484 | $1,822 | — |
| FY 2021 | $998 | $1,031 | $1,197 | $1,539 | $1,930 | +5.4% |
| FY 2022 | $1,079 | $1,100 | $1,253 | $1,587 | $1,975 | +4.7% |
| FY 2023 | $1,218 | $1,245 | $1,406 | $1,758 | $2,173 | +12.2% |
| FY 2024 | $1,404 | $1,442 | $1,619 | $2,035 | $2,482 | +15.1% |
| FY 2025 | $1,589 | $1,650 | $1,827 | $2,308 | $2,840 | +12.8% |
| FY 2026 | $1,507 | $1,578 | $1,730 | $2,211 | $2,696 | -5.3% |
| FY 2027 | $1,585 | $1,650 | $1,798 | $2,309 | $2,799 | +3.9% |
Nearby counties
Davidson County
$1,73018 mi · pop 709,786
Rutherford County
$1,73023 mi · pop 343,727
Cheatham County
$1,73026 mi · pop 41,184
Maury County
$1,34926 mi · pop 102,002
Marshall County
$1,04132 mi · pop 34,567
Hickman County
$99233 mi · pop 24,996
Wilson County
$1,73033 mi · pop 149,096
Dickson County
$1,73034 mi · pop 54,563
Questions people ask
$1,730 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,507 for a studio, $1,578 for one bedroom, $2,211 for three and $2,696 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 Williamson actually go for?
HUD's number is one input. Search any address in Williamson for a rent estimate built from nearby comps. 3 free searches, no card.
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