Section 8 in Shelby County, TN
9,408 active Housing Choice Vouchers in Shelby County, 93% utilized. 2 housing authorities serve this county. Voucher data as of 2026.
HUD Fair Market Rents in Shelby County (FY2027)
HUD rent benchmarks for FY2027, effective October 1, 2026. These are not adopted housing-authority payment standards or household subsidy amounts. The illustration shows 90% to 110% of FMR; ZIP-based schedules, approved exceptions and Moving to Work rules can differ.
| Bedrooms | FMR | Illustration: 90% to 110% of FMR |
|---|---|---|
| Efficiency (studio) | $1,095 | $986 to $1,205 |
| 1-bedroom | $1,191 | $1,072 to $1,310 |
| 2-bedroom | $1,301 | $1,171 to $1,431 |
| 3-bedroom | $1,717 | $1,545 to $1,889 |
| 4-bedroom | $1,981 | $1,783 to $2,179 |
The two-bedroom HUD benchmark for Shelby County is $1,301. Multiplying by 90% and 110% gives $1,171 to $1,431, not an approval range. Gross rent includes the applicable allowance for tenant-paid utilities. Your agency must calculate assistance using its adopted standard, your household and the proposed unit.
What changed from FY2026 to FY2027 in Shelby County
HUD's two-bedroom Fair Market Rent for Shelby County, TN rose from $1,274 in FY2026 to $1,301 in FY2027, a change of +$27 a month (+2.1%). FY2027 figures took 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. The basic range is 90% to 110% of the applicable FMR or SAFMR, with exceptions and Moving to Work policies that may differ. A HUD effective date is not a household rent-change notice. Confirm the adopted schedule and its application to your lease or reexamination with your agency.
Already renting with a voucher in Shelby County? Under standard HCV rules, 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)). Confirm any applicable Moving to Work policy with your agency.
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.
Section 8 income limits in Shelby County (FY2026)
To qualify for a Housing Choice Voucher, a household's gross annual income generally has to be at or below the very low income limit for its size. In Shelby County that is $46,350 a year for a family of four, about $3,860 a month before taxes. HUD's area median family income here is $92,700.
| Household size | Extremely low | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $19,500 | $32,450 | $51,950 |
| 2 people | $22,250 | $37,100 | $59,350 |
| 3 people | $27,320 | $41,750 | $66,750 |
| 4 people | $33,000 | $46,350 | $74,150 |
| 5 people | $38,680 | $50,100 | $80,100 |
| 6 people | $44,360 | $53,800 | $86,050 |
| 7 people | $50,040 | $57,500 | $91,950 |
| 8 people | $55,720 | $61,200 | $97,900 |
Which column applies to you. The middle column is the eligibility line for most applicants (24 CFR 982.201). The low income column only applies in special cases, such as families already receiving federal housing assistance. Federal rules generally require at least 75% of admissions from the waiting list each year to be extremely low income families. This does not predict selection or waiting time. For a family of four here, that threshold is $33,000 or less.
Income is counted before taxes and covers the whole household. The housing authority verifies it when your name is reached on the waiting list, so what counts is your income at that point. Being under the income limit is only one part of eligibility and does not guarantee admission.
Compare your household income with Section 8 limits and see how monthly income becomes an annual estimate.
Source: HUD FY2026 Section 8 Income Limits for the Memphis, TN-MS-AR HUD Metro FMR Area, huduser.gov.
Can a landlord refuse Section 8 in Shelby County?
Yes. Tennessee law blocks local governments from requiring voucher acceptance, so landlords in Shelby County 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.
Shelby County in the Memphis metro
Shelby County is one of the counties inside the Memphis, TN core-based statistical area. The metro-level view aggregates voucher activity across every housing authority in the CBSA.
See Memphis metro rent limits and PHA breakdown →Landlord and investor tools for Shelby County
RentalCalcsFree calculators and guides from RentalCalcs, built by the VoucherMatch team, for landlords deciding whether to accept vouchers.
- Shelby County rental market dataRents, home prices, cap rates and cash flow estimates for investors.
- Section 8 rent analyzerHUD rent benchmarks and modeled comparisons for Tennessee ZIP codes. Confirm adopted amounts with the agency.
- Compare HUD benchmarks with market rent in TennesseeExplore modeled ZIP comparisons; these do not establish an approved rent or agency payment.
- Average rent in TennesseeMarket rent versus HUD fair market rent by city and bedroom count.
- How Section 8 rent is calculatedFair market rent, payment standards and rent reasonableness, step by step.
- Section 8 landlord math for 2026What the payment standard changes mean for cash flow this year.
Housing authorities serving Shelby County
Each PHA sets its own payment standard, runs its own waitlist, and does its own inspections. Confirm the administering agency on your voucher and whether it can serve the proposed address; a ZIP code alone does not settle jurisdiction or portability.
Memphis Housing Authority (MHA)
Memphis · PHA code TN001
9,408 Section 8 unitsMillington Housing Authority
Millington · PHA code TN045
89 units total
Section 8 rent by ZIP in Shelby County
Shelby County is in a Small Area FMR metro, so HUD publishes a separate rent limit for each ZIP (FY2027). The 2-bedroom figure is shown; each ZIP page has the full bedroom table.
- 38002$1,860
- 38016$1,600
- 38017$1,660
- 38018$1,780
- 38029$1,670
- 38053$1,250
- 38054$1,250
- 38103$1,750
- 38104$1,450
- 38105$1,090
- 38106$1,080
- 38107$1,120
- 38108$1,010
- 38109$1,080
- 38111$1,240
- 38112$1,050
- 38113$1,300
- 38114$1,070
- 38115$1,360
- 38116$1,250
- 38117$1,510
- 38118$1,250
- 38119$1,460
- 38120$1,680
- 38122$1,240
- 38125$1,590
- 38126$1,000
- 38127$1,180
- 38128$1,350
- 38131$1,300
- 38132$1,180
- 38133$1,590
- 38134$1,270
- 38135$1,830
- 38138$1,870
- 38139$1,950
- 38141$1,570
- 38152$1,240
Frequently asked questions
- What is the income limit for Section 8 in Shelby County?
- For FY2026, the very low income screening threshold in Shelby County, TN is $32,450 for one person, $37,100 for two, $41,750 for three and $46,350 for a family of four. Limits vary by household size. The agency also checks other eligibility requirements and any applicable exceptions.
- What counts as extremely low income in Shelby County?
- HUD's FY2026 extremely low income limit in Shelby County is $19,500 for one person and $33,000 for a family of four. Housing authorities must give at least 75% of the vouchers they issue from the waiting list each year to families at or below this level.
- How much does Section 8 pay for a 2-bedroom in Shelby County?
- The FY2027 two-bedroom Fair Market Rent in Shelby County is $1,301 per month. For illustration, 90% to 110% of the benchmark is roughly $1,171 to $1,431. This is not a household rent limit. ZIP-based schedules, approved exceptions and Moving to Work rules may differ; ask your agency for its adopted standard and the unit's utility allowance.
- Who runs Section 8 in Shelby County?
- Housing Choice Vouchers in Shelby County are administered by Memphis Housing Authority (MHA), Millington Housing Authority. Each authority keeps its own waiting lists and eligibility preferences. Check each official application notice; applying to one agency does not apply to the others.
Find Section 8 apartments in Shelby County
VoucherMatch connects voucher holders with landlords who accept Section 8, and it is free for renters. The administering housing authority must approve the actual unit, rent and household assistance calculation.
Nearby Tennessee counties
Voucher counts aggregated from HUD PHA jurisdiction data. Population 926,440 · FIPS 47157.