Section 8 in Memphis, TN: Rent Limits and Housing Authorities
Memphis, TN-MS-AR metro area. FY2026 Fair Market Rents, active voucher counts, the housing authorities that run the program here, and whether landlords can legally refuse a voucher. Every figure comes straight from HUD data.
Fair Market Rent by bedroom count
HUD-published metro FMR for FY2026, in effect from October 1, 2025. Payment standards, the amount a PHA actually pays, are set between 90% and 110% of FMR at each PHA's discretion.
| Bedrooms | FMR | Payment standard (90 to 110%) |
|---|---|---|
| Efficiency (studio) | $1,060 | $954 to $1,166 |
| 1-bedroom | $1,154 | $1,039 to $1,269 |
| 2-bedroom | $1,274 | $1,147 to $1,401 |
| 3-bedroom | $1,683 | $1,515 to $1,851 |
| 4-bedroom | $1,959 | $1,763 to $2,155 |
Example: at 100% of FMR, a 2-bedroom voucher in Memphis covers up to $1,274 in gross rent, before the tenant's utility allowance. Across the full range a PHA may set: $1,147 to $1,401.
FY2027 rent limits in Memphis: what changes on October 1, 2026
HUD's two-bedroom Fair Market Rent for the Memphis, TN-MS-AR metro rises from $1,274 in FY2026 to $1,301 in FY2027, a change of +$27 a month (+2.1%). FY2027 figures take effect on October 1, 2026.
| Bedrooms | FY2026 | FY2027 | Change |
|---|---|---|---|
| Efficiency (studio) | $1,060 | $1,095 | +$35 (+3.3%) |
| 1-bedroom | $1,154 | $1,191 | +$37 (+3.2%) |
| 2-bedroom | $1,274 | $1,301 | +$27 (+2.1%) |
| 3-bedroom | $1,683 | $1,717 | +$34 (+2.0%) |
| 4-bedroom | $1,959 | $1,981 | +$22 (+1.1%) |
The FMR is not what the voucher pays. Each housing authority sets its own payment standard, normally between 90% and 110% of the published figure. When a new one pushes the old schedule outside that range, the authority has up to three months after the effective date to publish a new one (24 CFR 982.503). Until it does, the old payment standards still apply, so call the authority before you rely on the new number.
Already renting with a voucher in Memphis? Once the housing authority raises its payment standard, the higher amount must be used for your subsidy no later than the earliest of three dates: a rent increase that would raise your share, your next regular or interim reexamination, or one year after the increase took effect (24 CFR 982.505(c)(4)).
Landlords: a higher FMR does not raise a contract rent by itself. You still request the increase from the housing authority, and the new rent has to pass its rent reasonableness review against comparable unassisted units.
Source: HUD Fair Market Rents, FY2026 and FY2027, huduser.gov.
Apartments that accept Section 8 in Memphis
Voucher-friendly listings, payment standards by neighborhood, bedroom size and ZIP code, and the governing PHA for each area.
Voucher demand in this metro
Aggregated from HUD Public Housing Authority data (FY2026). High utilization means most vouchers issued here are already placed in a unit, so landlords who accept vouchers fill vacancies from a deep, reliable applicant pool.
Housing authorities serving Memphis
10 PHAs administer vouchers in this metro. Apply with (or contact) the PHA that covers the specific address.
- Waitlist closed
Memphis Housing Authority (MHA)
Memphis, TN · TN001 · 9,408 HCV units
MHA Section 8 HCV waitlist status varies — MHA opens periodically by lottery. Check memphisha.org or call (901) 544-1100. Serves Memphis city limits.
- Status unknown
West Memphis Housing Authority
West Memphis , AR · AR024 · 528 HCV units
8707353520 - Waitlist closed
Mississippi Regional Housing Authority II (MRHA II)
Oxford, MS · MS016 · 370 HCV units
MRHA II (Oxford) administers Housing Choice Vouchers for DeSoto County as part of its north Mississippi region. Waitlist status varies — call (662) 236-3645.
(662) 236-3645 - Status unknown
Earle Housing Authority
West Memphis , AR · AR264 · 60 HCV units
8707353520 - Status unknown
Millington Housing Authority
Millington , TN · TN045
9018723677 - Status unknown
the Housing Authority of the City of Senatobia
Senatobia , MS · MS090
6625625071 - Status unknown
the Housing Authority of the City of Holly Springs
Holly Springs , MS · MS062
6012522971 - Status unknown
Housing Authority of the City of Earle
Earle , AR · AR064
8707928733 - Status unknown
Covington Housing Authority
Covington , TN · TN041
9014766135 - Status unknown
Gallaway Housing Authority
Gallaway , TN · TN084
9018678101
Can a landlord refuse Section 8 in Memphis, TN?
Yes. Tennessee law blocks local governments from requiring voucher acceptance, so landlords in Memphis, TN can legally decline Section 8 applicants. Listing on a voucher-friendly marketplace is the fastest way to find the landlords who do accept.
Tennessee has no source-of-income protection
Tennessee has NO statewide source-of-income protection. The state legislature has been aggressive about preempting local anti-discrimination measures. Landlords can legally decline voucher applicants. Voucher tenants remain a solid financial option — guaranteed monthly rent, often above local market — but the choice is voluntary.
View statute →Informational only, not legal advice. Laws change, so verify current status before acting on a rejection or making a leasing decision.
Counties in the Memphis metro
County pages show the local voucher count, the housing authorities that serve it, and ZIP-level rent limits where HUD publishes them.
Frequently asked questions
- How much does Section 8 pay for a 2-bedroom in Memphis?
- In the Memphis, TN-MS-AR metro, the FY2026 two-bedroom Fair Market Rent is $1,274 per month. A housing authority usually sets its Section 8 payment standard between 90% and 110% of that, roughly $1,147 to $1,401 in gross rent before the tenant's utility allowance.
- What are the FY2026 Fair Market Rents in Memphis?
- HUD's FY2026 Fair Market Rents for the Memphis, TN-MS-AR metro, by bedroom size: studio $1,060, 1-bedroom $1,154, 2-bedroom $1,274, 3-bedroom $1,683, 4-bedroom $1,959. Section 8 payment standards are based on these figures.
- Did Section 8 rent limits change in Memphis for FY2027?
- The two-bedroom Fair Market Rent for the Memphis, TN-MS-AR metro goes from $1,274 in FY2026 to $1,301 in FY2027, an increase of $27 a month. FY2027 Fair Market Rents take effect on October 1, 2026. Housing authorities set their own payment standards from that figure and have up to three months to update them, so confirm the current amount with the authority that covers the address.
- How do I apply for Section 8 in Memphis?
- Section 8 in Memphis is administered by Memphis Housing Authority (MHA), West Memphis Housing Authority, Mississippi Regional Housing Authority II (MRHA II) and other local housing authorities. Apply through the authority whose jurisdiction covers the address, as each runs its own waitlist. Once you have a voucher, search voucher-friendly units and apply on VoucherMatch.
Find Section 8 apartments in Memphis
VoucherMatch connects voucher holders with landlords who accept Section 8, and it is free for renters. Landlords: listings here reach applicants whose voucher already covers the rent above.
Other Section 8 markets in TN
Rent limits from HUD FY2026 Fair Market Rent data. Investor running the numbers? The RentalCalcs voucher analyzer uses this same dataset.