How much does Section 8 pay for a 2-bedroom in ZIP 38049?

For ZIP 38049 in Fayette County, TN, the FY2027 two-bedroom Small Area Fair Market Rent is $1,140 per month. For illustration, 90% to 110% of this HUD benchmark is roughly $1,025 to $1,255. This modeled range is not the agency's adopted schedule. The agency calculates assistance using its applicable standard, household income and unit details; gross rent includes the allowance for tenant-paid utilities.

What are the FY2027 HUD rent benchmarks for ZIP 38049?

HUD's FY2027 Small Area Fair Market Rent for ZIP 38049, by bedroom size: studio $960, 1-bedroom $1,040, 2-bedroom $1,140, 3-bedroom $1,500, 4-bedroom $1,740. A ZIP benchmark helps compare locations but does not establish what a voucher pays. The administering agency's adopted schedule, program rules and household calculation determine assistance.

Which housing authority covers ZIP 38049?

Agencies listed for Fayette County include Gallaway Housing Authority. This county directory does not establish jurisdiction for every address. Check the agency on your voucher or application and confirm who would administer assistance at the proposed unit.

Section 8 Rent in ZIP 38049

FY2027 Small Area Fair Market Rent for ZIP 38049 in Fayette County, Tennessee: HUD rent benchmarks by bedroom size, an illustrative percentage range, the housing authorities that administer vouchers here, and whether a landlord can legally decline a voucher in Tennessee.

Studio

$960

1 BR

$1,040

2 BR

$1,140

3 BR

$1,500

4 BR

$1,740

What does the HUD rent benchmark measure in ZIP 38049?

HUD's Fair Market Rents estimate 40th-percentile gross rents for standard-quality units occupied by recent movers. Small Area FMRs provide ZIP-level estimates. These are not arithmetic average asking rents or approved voucher payments. For FY2027, that benchmark is $1,040 for a one-bedroom and $1,140 for a two-bedroom in ZIP 38049. Actual asking rents and adopted agency payment standards can differ. The full HUD benchmark table is above.

What changed from FY2026 to FY2027 in ZIP 38049

HUD's two-bedroom Small Area Fair Market Rent for ZIP 38049 rose from $1,070 in FY2026 to $1,140 in FY2027, a change of +$70 a month (+6.5%). FY2027 figures took effect on October 1, 2026.

Bedrooms	FY2026	FY2027	Change
Efficiency (studio)	$890	$960	+$70 (+7.9%)
1-bedroom	$970	$1,040	+$70 (+7.2%)
2-bedroom	$1,070	$1,140	+$70 (+6.5%)
3-bedroom	$1,410	$1,500	+$90 (+6.4%)
4-bedroom	$1,650	$1,740	+$90 (+5.5%)

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 ZIP 38049? 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 Small Area Fair Market Rents, FY2026 and FY2027, huduser.gov.

Illustration: 90% to 110% of the HUD benchmark (2 BR)

These percentages illustrate the basic payment-standard range, not a verified agency schedule. ZIP-based policies, approved exceptions and Moving to Work rules can differ.

Low (90%)

$1,025

FMR (100%)

$1,140

High (110%)

$1,255

Gross rent includes the applicable allowance for tenant-paid utilities. Ask your administering agency for the adopted standard and household affordability calculation; neither the HUD benchmark nor this illustration is a lease approval.

ZIP vs county FMR (2 BR)

ZIP 38049 at $1,140 is $161 lower than the Fayette County county-wide 2 BR FMR of $1,301. The difference describes HUD benchmarks, not a reduction in your voucher. Confirm the applicable schedule with the agency administering your assistance.

Can a landlord refuse Section 8 in ZIP 38049?

A statewide voucher-specific protection has not been identified for Tennessee. Local laws, federal fair-housing duties and property funding requirements may still apply in ZIP 38049; confirm the property and jurisdiction before assuming a refusal is lawful.

Statewide voucher protection research — Tennessee

No statewide voucher protection is identified in the cited research. Memphis’s fair housing ordinance includes Section 8 in its source-of-income definition. Confirm current coverage and the complaint process with the city.

View statute →

Informational only, not legal advice. Laws change, so verify current status before acting on a rejection or making a leasing decision.

Housing authorities serving Fayette County

Gallaway Housing Authority
Gallaway · PHA code TN084
0 Section 8 units

These agencies are listed for the county. Confirm jurisdiction for the exact address and, if you already have a voucher, which agency will administer the proposed move.

Frequently asked questions

How much does Section 8 pay for a 2-bedroom in ZIP 38049?: For ZIP 38049 in Fayette County, TN, the FY2027 two-bedroom Small Area Fair Market Rent is $1,140 per month. For illustration, 90% to 110% of this HUD benchmark is roughly $1,025 to $1,255. This modeled range is not the agency's adopted schedule. The agency calculates assistance using its applicable standard, household income and unit details; gross rent includes the allowance for tenant-paid utilities.
What are the FY2027 HUD rent benchmarks for ZIP 38049?: HUD's FY2027 Small Area Fair Market Rent for ZIP 38049, by bedroom size: studio $960, 1-bedroom $1,040, 2-bedroom $1,140, 3-bedroom $1,500, 4-bedroom $1,740. A ZIP benchmark helps compare locations but does not establish what a voucher pays. The administering agency's adopted schedule, program rules and household calculation determine assistance.
Which housing authority covers ZIP 38049?: Agencies listed for Fayette County include Gallaway Housing Authority. This county directory does not establish jurisdiction for every address. Check the agency on your voucher or application and confirm who would administer assistance at the proposed unit.

Find Section 8 apartments in ZIP 38049

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.

Browse voucher-friendly listings in ZIP 38049 List your unit free

Fayette County overview All of Tennessee

Landlord and investor tools for Fayette County

RentalCalcs

Free calculators and guides from RentalCalcs, built by the VoucherMatch team, for landlords deciding whether to accept vouchers.

SAFMR data published by HUD for FY2027. ZIP 38049 maps to Fayette County, TN · FIPS 47047. Investors can run these numbers in the RentalCalcs voucher analyzer.