Section 8 Rent Limits in Tennessee for FY2027: Fair Market Rent for Every County

Every county in Tennessee has its own Section 8 rent ceiling, and the full FY2027 list is below. HUD's FY2027 Fair Market Rents are effective October 1, 2026; the 2-bedroom figure is as low as $995 in Benton County and as high as $1,798 in Wilson County, with the median county at $1,048. Housing authorities set their payment standards within 90% to 110% of these numbers.

Compared with FY2026, the 2-bedroom figure rose in 89 counties and fell in 6. The largest increase was Rhea County ($925 to $1,059, +14.5%); the steepest cut was Roane County ($1,092 to $1,048, -4.0%). Four metros in Tennessee are on HUD's mandatory Small Area FMR list (Chattanooga, TN-GA; Knoxville, TN; Memphis, TN-MS-AR; Nashville-Davidson--Murfreesboro--Franklin, TN), where the limit is set ZIP code by ZIP code instead of by county; the county figure there is only an average.

Reading the table. These are HUD Fair Market Rents, the basis for payment standards, not the standards themselves. Each housing authority picks a point between 90% and 110% of the FMR for each bedroom size and publishes it as its payment standard. The voucher then pays the standard (or the actual gross rent, if lower) minus about 30% of your adjusted income. Utilities you pay yourself count against the ceiling through a utility allowance.

FY2027 Fair Market Rents by Metro Area in Tennessee

HUD groups counties into FMR areas; a metro's figure applies to every county inside it. "ZIP-level" marks mandatory Small Area FMR metros.

FY2027 Fair Market Rents for Every County in Tennessee

All 95 counties, alphabetical. Studio figures are in the metro table above.

Where the Limit Moved Most From FY2026 to FY2027

Biggest increases (2-bedroom):

Biggest cuts (2-bedroom):

Two rules soften these swings: HUD will not let an FMR fall more than 10% in a year, and a housing authority can hold its payment standard anywhere up to 110% of the new figure. A cut shows up first in new leases and rent-increase requests, not in a lease already signed.

Where a Voucher Beats the Market in Tennessee

Comparing HUD's 2-bedroom limit to Zillow's observed rent in the same ZIP code shows where a voucher actually stretches. No Tennessee metro with enough data has a positive median: Memphis comes closest, with the typical ZIP's limit -0.9% against market rent and 44% of its ZIPs above the going rent; Knoxville is the hardest at -17.3%. "Median premium" is the typical ZIP's rent limit minus market rent, as a percent of market rent.

Even where the median is negative, the ZIPs above market are where voucher tenants and landlords match fastest. The national ranking is in our voucher-vs-market analysis.

The Largest Housing Authorities in Tennessee

The largest voucher programs in Tennessee, by vouchers administered. Each publishes its own payment standard table, usually a one-page PDF under its Housing Choice Voucher section:

• Memphis Housing Authority (MHA) (Memphis), about 9,400 vouchers, (901) 544-1100, memphisha.org (waitlist reported closed, details)
• Metropolitan Development and Housing Agency (Nashville), about 7,500 vouchers, (615) 252-8410
• Tennessee Housing Development Agency (Nashville), about 6,500 vouchers, (615) 815-2200
• Knoxville'S Community Development Corp. (Knoxville), about 4,300 vouchers, (865) 403-1100
• Chattanooga Housing Authority (Chattanooga), about 3,900 vouchers, (423) 752-4893
• Kingsport Housing and Redevelopment Authority (Kingsport), about 1,800 vouchers, (423) 245-0135
• Jackson Housing Authority (Jackson), about 1,600 vouchers, (731) 422-1671
• Dickson Housing Authority (Dickson), about 1,400 vouchers, (615) 446-9371

Can a Landlord Refuse a Voucher in Tennessee?

Yes, in most of the state. Tennessee has a source-of-income law (Tennessee has no source-of-income protection), but it does not cover housing vouchers, so a landlord can decline one unless a local ordinance says otherwise.

Frequently Asked Questions

How much does Section 8 pay in Tennessee? It depends on the county. HUD's FY2027 2-bedroom Fair Market Rent runs from $995 in Benton County to $1,798 in Wilson County, with a median county of $1,048. Your housing authority's payment standard is 90% to 110% of the figure for your county, and the voucher pays that standard minus about 30% of your adjusted income.

Which Tennessee county has the highest Section 8 rent limit? Wilson County, at $1,798 for a 2-bedroom ($2,309 for a 3-bedroom) in FY2027. The lowest is Benton County at $995.

Did Section 8 rent limits go up in Tennessee for FY2027? Mostly yes: the 2-bedroom figure rose in 89 counties, fell in 6, and held in 0. The biggest increase was Rhea County (+14.5%). The biggest cut was Roane County (-4.0%).

Can a landlord refuse Section 8 in Tennessee? Yes, in most of the state. Tennessee has a source-of-income law (Tennessee has no source-of-income protection), but it does not cover housing vouchers, so a landlord can decline one unless a local ordinance says otherwise.

Where is my housing authority's actual payment standard? On the authority's website, usually a one-page PDF updated each fall, or by calling its Housing Choice Voucher office. The largest Tennessee authorities are listed above with phone numbers.

See also our Tennessee Section 8 overview; metro guides for Nashville, Memphis, Knoxville, Chattanooga; the national 2-bedroom table for the 40 largest metros; HUD's FY2027 FMR dataset.

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Holding a voucher in Tennessee? Browse voucher-friendly listings by ZIP code and bedroom size.

Tennessee landlord? List your property free. The table above is what a voucher tenant's authority can pay.