HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Williamson County, Tennessee (FY 2027)
HUD's FY 2027 Fair Market Rent for a two-bedroom in Williamson County is $1,798 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
Two-bedroom FMR
$1,798
+3.9% from FY 2026
Payment standard
$1,618–$1,978
90% to 110% of the FMR, two-bedroom
Income to afford
$71,920
a year, with rent at 30% of income
Rank in Tennessee
9th 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 | $1,585 | $1,427–$1,744 | $63,400 | $30.48/hr | +5.2% |
| 1 bedroom | $1,650 | $1,485–$1,815 | $66,000 | $31.73/hr | +4.6% |
| 2 bedroom | $1,798 | $1,618–$1,978 | $71,920 | $34.58/hr | +3.9% |
| 3 bedroom | $2,309 | $2,078–$2,540 | $92,360 | $44.40/hr | +4.4% |
| 4 bedroom | $2,799 | $2,519–$3,079 | $111,960 | $53.83/hr | +3.8% |
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 | $3,219 | $2,897–$3,541 |
| 6 bedroom Estimate | $3,639 | $3,275–$4,003 |
| 7 bedroom Estimate | $4,059 | $3,653–$4,465 |
| 8 bedroom Estimate | $4,478 | $4,030–$4,926 |
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 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.
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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 Williamson somewhere between $1,618 and $1,978. 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.
$1,798 a month is affordable, by HUD's 30% rule, on an income of roughly $71,920 a year. Put another way, $35 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%$1,618 | Voucher pays at 100%$1,798 | Voucher pays at 110%$1,978 |
|---|---|---|---|---|
| $2,500 | $750 | $868 | $1,048 | $1,228 |
| $4,000 | $1,200 | $418 | $598 | $778 |
Rate history
The two-bedroom rate went up 4% from FY 2026 ($1,730) to FY 2027 ($1,798). Since FY 2020 it's up 58% in total, about 6.8% 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 | $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 2027In effect | $1,585 | $1,650 | $1,798 | $2,309 | $2,799 | +3.9% |
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 Williamson, that runs from $1,585 for a studio up to $2,799 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 $1,798 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 72% above the state median of $1,048 and about 69% above the national median county at $1,063. About 260,351 people live here, 6th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,620 in 37062 (Fairview) and $2,700 in 37135 (Nolensville), 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 | $2,320 | +29.0% |
| 37024 | Brentwood | $1,840 | +2.3% |
| 37027 | Brentwood | $2,500 | +39.0% |
| 37046 | College Grove | $1,930 | +7.3% |
| 37062 | Fairview | $1,620 | -9.9% |
| 37064 | Franklin | $2,230 | +24.0% |
| 37065 | Franklin | $2,300 | +27.9% |
| 37067 | Franklin | $2,270 | +26.3% |
| 37068 | Franklin | $2,300 | +27.9% |
| 37069 | Franklin | $2,560 | +42.4% |
| 37135 | Nolensville | $2,700 | +50.2% |
| 37179 | Thompsons Station | $2,440 | +35.7% |
Counties sharing the Nashville-Davidson--Murfreesboro--Franklin metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,798 two-bedroom figure as Williamson.
Davidson County
715,388 people
$1,798
Rutherford County
360,646 people
$1,798
Sumner County
204,424 people
$1,798
Wilson County
158,805 people
$1,798
Robertson County
75,539 people
$1,798
Dickson County
55,983 people
$1,798
Cheatham County
41,829 people
$1,798
Cannon County
14,818 people
$1,798
Trousdale County
11,957 people
$1,798
Nearby counties
Two-bedroom FMR, with how each compares to Williamson.
Davidson County
18 mi · 715,388 people
$1,798
same rate
Rutherford County
23 mi · 360,646 people
$1,798
same rate
Cheatham County
26 mi · 41,829 people
$1,798
same rate
Maury County
26 mi · 107,791 people
$1,474
-18%
Marshall County
32 mi · 36,049 people
$1,106
-38%
Hickman County
33 mi · 25,436 people
$1,028
-43%
Wilson County
33 mi · 158,805 people
$1,798
same rate
Dickson County
34 mi · 55,983 people
$1,798
same rate
Questions people ask
$1,798 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,585 for a studio, $1,650 for one bedroom, $2,309 for three and $2,799 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 Williamson actually go for?
HUD's number is one input. Search any address in Williamson for a rent estimate built from nearby comps. Free to start, no card.
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