How much does Section 8 pay for a 2-bedroom in ZIP 38104?

For ZIP 38104 in Shelby County, TN, the FY2027 two-bedroom Small Area Fair Market Rent is $1,450 per month. For illustration, 90% to 110% of this HUD benchmark is roughly $1,305 to $1,595. 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 38104?

HUD's FY2027 Small Area Fair Market Rent for ZIP 38104, by bedroom size: studio $1,220, 1-bedroom $1,330, 2-bedroom $1,450, 3-bedroom $1,910, 4-bedroom $2,210. 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 38104?

Agencies listed for Shelby County include Memphis Housing Authority (MHA), Millington 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 38104

FY2027 Small Area Fair Market Rent for ZIP 38104 in Shelby 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

$1,220

1 BR

$1,330

2 BR

$1,450

3 BR

$1,910

4 BR

$2,210

What does the HUD rent benchmark measure in ZIP 38104?

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 $1,330 for a one-bedroom and $1,450 for a two-bedroom in ZIP 38104. 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 38104

HUD's two-bedroom Small Area Fair Market Rent for ZIP 38104 fell from $1,470 in FY2026 to $1,450 in FY2027, a change of -$20 a month (-1.4%). FY2027 figures took effect on October 1, 2026.

Bedrooms	FY2026	FY2027	Change
Efficiency (studio)	$1,220	$1,220	$0 (0%)
1-bedroom	$1,330	$1,330	$0 (0%)
2-bedroom	$1,470	$1,450	-$20 (-1.4%)
3-bedroom	$1,940	$1,910	-$30 (-1.5%)
4-bedroom	$2,260	$2,210	-$50 (-2.2%)

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 38104? Under standard HCV rules, a lower payment standard does not cut your subsidy right away. Moving to Work agencies may use different policies. The housing authority may keep your current payment standard for as long as you stay in the same unit. If it decides to lower it, the reduction cannot start sooner than two years after the decrease takes effect, and only after it sends you the required notice (24 CFR 982.505(c)(3)). Families who are new to the program, or who move to a different unit, get the schedule in effect at that time.

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%)

$1,305

FMR (100%)

$1,450

High (110%)

$1,595

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 38104 at $1,450 is $149 higher than the Shelby County county-wide 2 BR FMR of $1,301. This is a comparison of HUD benchmarks. It does not establish the agency's adopted standard or the assistance available to a particular household.

Can a landlord refuse Section 8 in ZIP 38104?

Yes. Tennessee law blocks local governments from requiring voucher acceptance, so landlords in ZIP 38104 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.

Housing authorities serving Shelby County

Memphis Housing Authority (MHA)
Memphis · PHA code TN001
9,408 Section 8 units
Millington Housing Authority
Millington · PHA code TN045
—

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 38104?: For ZIP 38104 in Shelby County, TN, the FY2027 two-bedroom Small Area Fair Market Rent is $1,450 per month. For illustration, 90% to 110% of this HUD benchmark is roughly $1,305 to $1,595. 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 38104?: HUD's FY2027 Small Area Fair Market Rent for ZIP 38104, by bedroom size: studio $1,220, 1-bedroom $1,330, 2-bedroom $1,450, 3-bedroom $1,910, 4-bedroom $2,210. 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 38104?: Agencies listed for Shelby County include Memphis Housing Authority (MHA), Millington 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 38104

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 38104 List your unit free

Section 8 apartments in Memphis ZIP 38104 Shelby County overview All of Tennessee

Landlord and investor tools for Shelby 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 38104 maps to Shelby County, TN · FIPS 47157. Investors can run these numbers in the RentalCalcs voucher analyzer.