Section 8 in Nashville, TN: Rent Limits and Housing Authorities
Nashville-Davidson--Murfreesboro--Franklin, TN 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) | $1,585 | $1,427 to $1,744 |
| 1-bedroom | $1,650 | $1,485 to $1,815 |
| 2-bedroom | $1,798 | $1,618 to $1,978 |
| 3-bedroom | $2,309 | $2,078 to $2,540 |
| 4-bedroom | $2,799 | $2,519 to $3,079 |
The two-bedroom HUD benchmark for Nashville is $1,798. Multiplying by 90% and 110% gives $1,618 to $1,978, 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 Nashville
HUD's two-bedroom Fair Market Rent for the Nashville-Davidson--Murfreesboro--Franklin, TN metro rose from $1,730 in FY2026 to $1,798 in FY2027, a change of +$68 a month (+3.9%). FY2027 figures took effect on October 1, 2026.
| Bedrooms | FY2026 | FY2027 | Change |
|---|---|---|---|
| Efficiency (studio) | $1,507 | $1,585 | +$78 (+5.2%) |
| 1-bedroom | $1,578 | $1,650 | +$72 (+4.6%) |
| 2-bedroom | $1,730 | $1,798 | +$68 (+3.9%) |
| 3-bedroom | $2,211 | $2,309 | +$98 (+4.4%) |
| 4-bedroom | $2,696 | $2,799 | +$103 (+3.8%) |
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 Nashville? 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.
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 Nashville
15 PHAs administer vouchers in this metro. Apply with (or contact) the PHA that covers the specific address.
- Status unknown
Metropolitan Development & Housing Agency
Nashville , TN · TN005 · 7,531 HCV units
6152528410 - Status unknown
Tennessee Housing Development Agency
Nashville , TN · TN903 · 6,507 HCV units
6158152200 - Status unknown
Dickson Housing Authority
Dickson , TN · TN079 · 1,372 HCV units
6154469371 - Status unknown
Murfreesboro Housing Authority
Murfreesboro , TN · TN020 · 947 HCV units
6158939414 - Status unknown
Franklin Housing Authority
Franklin , TN · TN035 · 337 HCV units
6157941247 - Status unknown
Lebanon Housing Authority
Lebanon , TN · TN017
6154441872 - Status unknown
Woodbury Housing Authority
Woodbury , TN · TN077
6155635276 - Status unknown
Columbia Housing and Redevelopment Corporatio
Columbia , TN · TN046
9313885203 - Status unknown
Gallatin Housing Authority
Gallatin , TN · TN029
6154521661 - Status unknown
South Carthage Housing Authority
Carthage , TN · TN072
6157351940 - Status unknown
Portland Housing Authority
Portland , TN · TN073
6153254559 - Status unknown
Mt. Pleasant Housing Authority
Mount Pleasant , TN · TN047
9313795811 - Status unknown
Springfield Housing Authority
Springfield , TN · TN036
6153844591 - Status unknown
Hartsville Housing Authority
Hartsville , TN · TN071
6153743959 - Status unknown
Lafayette Housing Authority
Lafayette , TN · TN090
6156662140
Can a landlord refuse Section 8 in Nashville, TN?
Yes. Tennessee law blocks local governments from requiring voucher acceptance, so landlords in Nashville, 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 Nashville 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 Nashville?
- In the Nashville-Davidson--Murfreesboro--Franklin, TN metro, the FY2027 two-bedroom Fair Market Rent is $1,798 per month. For illustration, 90% to 110% of that benchmark is roughly $1,618 to $1,978. 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 Nashville?
- HUD's FY2027 Fair Market Rents for the Nashville-Davidson--Murfreesboro--Franklin, TN metro, by bedroom size: studio $1,585, 1-bedroom $1,650, 2-bedroom $1,798, 3-bedroom $2,309, 4-bedroom $2,799. 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 Nashville for FY2027?
- The two-bedroom Fair Market Rent for the Nashville-Davidson--Murfreesboro--Franklin, TN metro went from $1,730 in FY2026 to $1,798 in FY2027, an increase of $68 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 Nashville?
- Section 8 in Nashville is administered by Metropolitan Development & Housing Agency, Tennessee Housing Development Agency, Dickson Housing Authority 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 Nashville
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.