Section 8 in Memphis, TN: Rent Limits and Housing Authorities
Memphis, TN-MS-AR metro area. FY2027 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 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 Memphis 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 Memphis
HUD's two-bedroom Fair Market Rent for the Memphis, TN-MS-AR metro 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 Memphis? 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.
Apartments that accept Section 8 in Memphis
Voucher-friendly listings, HUD rent benchmarks 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 FY2027 two-bedroom Fair Market Rent is $1,301 per month. For illustration, 90% to 110% of that benchmark is roughly $1,171 to $1,431. This is not an adopted payment standard or subsidy quote. ZIP schedules, approved exceptions and Moving to Work rules may differ. Gross rent includes the applicable allowance for tenant-paid utilities.
- What are the FY2027 Fair Market Rents in Memphis?
- HUD's FY2027 Fair Market Rents for the Memphis, TN-MS-AR metro, by bedroom size: studio $1,095, 1-bedroom $1,191, 2-bedroom $1,301, 3-bedroom $1,717, 4-bedroom $1,981. These are HUD benchmarks, not household subsidy amounts. Confirm whether your agency uses ZIP-based standards and which schedule applies to your unit.
- Did Section 8 rent limits change in Memphis for FY2027?
- The two-bedroom Fair Market Rent for the Memphis, TN-MS-AR metro went from $1,274 in FY2026 to $1,301 in FY2027, an increase of $27 a month. FY2027 Fair Market Rents took effect on October 1, 2026. HUD's effective date does not automatically change a household's assistance. Ask your administering agency which adopted schedule and effective date apply to a new lease, move or reexamination.
- 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. Each agency has its own application process, waiting lists and preferences. You may apply to more than one agency when eligible lists are open; a listing inquiry is not a voucher application. If you already have a voucher, confirm the receiving agency and any portability requirements for the proposed address.
Find Section 8 apartments in Memphis
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.
Other Section 8 markets in TN
Rent limits from HUD FY2027 Fair Market Rent data. Investor running the numbers? The RentalCalcs voucher analyzer uses this same dataset.