County FMR · HUD FY2026

Benton County Fair Market Rent

HUD's FY2026 Fair Market Rent for Benton County, TN - 26% below the US average.

$705
1-bedroom FMR
$925
2-bedroom FMR
+2.9%
YoY change
-26%
vs US avg

The verdict

Benton is the 1st cheapest of 95 counties in Tennessee by 2-bedroom FMR; nationally it ranks #599 most affordable of 3,145 HUD counties.

#599
most affordable of 3,145 US counties (2BR)
#1
cheapest of 95 in Tennessee (2BR)
-24%
vs the state average
$28,200
income to afford it (30% rule)

Software Developers spend the smallest share of income on rent here (7.2%), while Fast Food and Counter Workers spend the most (30.4%); 13 of 15 common occupations here can afford a 1-bedroom at Fair Market Rent without exceeding the 30% threshold.

FY 2026 HUD Fair Market Rent for Benton County, TN. Verify with HUD →

Benton County, Tennessee carries an FY 2026 1-bedroom Fair Market Rent of $705 per month, the federal benchmark HUD publishes for this county. A 2-bedroom costs $925/mo and a studio is $700/mo. That's 26% below the national benchmark of $959 and 24% below the Tennessee average of $924.

Rent increased2.9% from FY 2025 ($685), outpacing inflation. The 30% affordability floor is comparatively reachable here at $28,200/year.

FY 2026 HUD Fair Market Rents in Tennessee. Population: 15,933. Population has held roughly steady over the past five years (-1.0%, Census ACS). That's slower than Tennessee's statewide growth of +5.0% over the same period.

FMR filing desk

Area BENTON·COUNTY·TN·TN

Benton County, TN: $705/mo 1BR · #599 of 3145 counties (2BR) · FY2026

  • FMR-AREA TN
  • 1BR-FMR $705
  • 2BR-FMR $925
  • RANK-MID #599
  • YOY-UP +2.9%
  • VSUS-LOW -26%
  • VS-ST-LOW -24% TN
  • INC-ROOM 17%
  • POP-SMALL 16K
  • PHOTO-NEAR Shelby County
  • VOUCH-90-110 $635–$776
  • FY-2026 FY2026

Photo-finish peer: Shelby ($449 1BR gap)

Read with: Section 8 housing guide

Fair Market Rents (2026)

Studio
State avg: $882 · US avg: $893
$700/mo
↑ 2.8% YoY -21% vs state -22% vs US
1 Bedroom
State avg: $924 · US avg: $959
$705/mo
↑ 2.9% YoY -24% vs state -26% vs US
2 Bedroom
State avg: $1,118 · US avg: $1,175
$925/mo
↑ 2.9% YoY -17% vs state -21% vs US
3 Bedroom
State avg: $1,445 · US avg: $1,525
$1,286/mo
↑ 5.8% YoY -11% vs state -16% vs US
4 Bedroom
State avg: $1,644 · US avg: $1,756
$1,402/mo
↓ 5.3% YoY -15% vs state -20% vs US

Year-over-Year Comparison

Bedrooms FY 2025 FY 2026 Change
Studio $681
$700
+$19 (+2.8%)
1 Bedroom $685
$705
+$20 (+2.9%)
2 Bedroom $899
$925
+$26 (+2.9%)
3 Bedroom $1,216
$1,286
+$70 (+5.8%)
4 Bedroom $1,480
$1,402
$-78 (-5.3%)

Rent Burden Analysis

How much of household income goes to rent in Benton County. The 30% threshold indicates cost burden.

Studio
16.7%
Affordable
Need $28,000/yr for 30% rule
1 Bedroom
16.8%
Affordable
Need $28,200/yr for 30% rule
2 Bedroom
22%
Affordable
Need $37,000/yr for 30% rule
3 Bedroom
30.6%
Burdened
Need $51,440/yr for 30% rule
4 Bedroom
33.4%
Burdened
Need $56,080/yr for 30% rule
How we calculate this

Rent burden = (FMR × 12) ÷ county median household income. Required income = (FMR × 12) ÷ 0.3, the federal 30%-of-gross-income rule HUD uses to define cost burden. Median household income is from the U.S. Census Bureau's American Community Survey; FMR is from HUD's FY2026 release. See methodology.

0%100%National avg22%22%
Benton County 2-bedroom rent burden
County median income: $50,435 · National avg burden: 21.7% ·View Tennessee rent burden →

Where Benton sits among every US county

2-bedroom Fair Market Rent vs. all 3,145 HUD counties

$925 higher than 19% of 3,145 counties

$600–$800: 23 counties (1%). Below this entry. $800–$1,000: 1,406 counties (45%). This entry sits in this band. $1,000–$1,200: 723 counties (23%). Above this entry. $1,200–$1,400: 417 counties (13%). Above this entry. $1,400–$1,600: 181 counties (6%). Above this entry. $1,600–$1,800: 172 counties (5%). Above this entry. $1,800–$2,000: 108 counties (3%). Above this entry. $2,000–$2,200: 29 counties (1%). Above this entry. $2,200–$2,400: 40 counties (1%). Above this entry. $2,400–$2,600: 13 counties (0%). Above this entry. $2,600–$2,800: 9 counties (0%). Above this entry. $2,800–$3,000: 15 counties (0%). Above this entry. $3,000–$3,200: 3 counties (0%). Above this entry. $3,200–$3,400: 1 counties (0%). Above this entry. $3,400–$3,600: 1 counties (0%). Above this entry. $3,600–$3,800: 3 counties (0%). Above this entry. $3,800–$4,000: 0 counties (0%). Above this entry. $4,000–$4,200: 0 counties (0%). Above this entry. $4,200–$4,400: 1 counties (0%). Above this entry. This county $600 $4,400 every US county, bucketed by value

Each bar is a $0.2K-wide band; taller bars hold more counties. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.

Source U.S. Department of Housing and Urban Development, Fair Market Rents · FY2026

How Benton compares on 1-bedroom rent

1-bedroom FMR vs other Tennessee counties

1BR FMR / mo

What this shows Benton is highlighted. Nearby Tennessee counties by 1-bedroom FMR, highest to lowest: Davidson County ($1,578), Rutherford County ($1,578), Williamson County ($1,578), Hamilton County ($1,263), Knox County ($1,184), Shelby County ($1,154), Benton County (this county) ($705).

Source U.S. Department of Housing and Urban Development (HUD) As of FY2026

Can Common Jobs Afford Rent Here?

With a below-average 1-bedroom at $705/mo, most of these Tennessee occupations clear, or miss, the 30% affordability line.

Occupation TN Salary Rent Burden Verdict
Software Developers $117,340 7.2% Affordable
General & Operations Managers $102,850 8.2% Affordable
Registered Nurses $79,030 10.7% Affordable
Accountants & Auditors $75,500 11.2% Affordable
Police & Sheriff's Patrol Officers $59,410 14.2% Affordable
Electricians $59,190 14.3% Affordable
Heavy & Tractor-Trailer Truck Drivers $55,610 15.2% Affordable
Paralegals & Legal Assistants $55,270 15.3% Affordable
Elementary School Teachers $52,690 16.1% Affordable
Customer Service Representatives $40,130 21.1% Affordable
Pharmacy Technicians $38,130 22.2% Affordable
Janitors & Cleaners $31,220 27.1% Affordable
Retail Salespersons $30,770 27.5% Affordable
Teaching Assistants $28,030 30.2% Stretched
Fast Food & Counter Workers $27,840 30.4% Stretched
Salaries: BLS OES (Tennessee) median · 30% = affordable threshold · Try the salary calculator →

Rent Trends (2020–2026)

7-year Fair Market Rent history for Benton County. Shows how HUD rental rates have changed over time.

Over the 6-year span HUD has tracked for Benton (FY 2020-2026), the 1-bedroom Fair Market Rent has risen 27.9% overall, from $551 to $705. The increases have been fairly steady year to year, with no single jump exceeding 9.0% (FY 2024).

$500$550$600$650$700$750 FY2020FY2021FY2022FY2023FY2024FY2025FY2026 $705
Benton County 1-bedroom Fair Market Rent, FY2020–FY2026
Year Studio 1 BR 2 BR
FY 2026 ↑2.9% $700 $705 $925
FY 2025 ↑4.6% $681 $685 $899
FY 2024 ↑9.0% $651 $655 $861
FY 2023 ↑3.8% $597 $601 $747
FY 2022 ↓0.5% $547 $579 $676
FY 2021 ↑5.6% $514 $582 $663
FY 2020 $492 $551 $649
Total change (6yr): +27.9%
Annualized: +4.2%/yr
1 BR: $551 → $705

Where Benton County Ranks in Tennessee

Benton County is not part of any federally-designated metropolitan or micropolitan statistical area -- an independent rental market not administratively tied to a larger urban core. By 2-bedroom FMR, it ranks #1 of 95 counties in Tennessee. Nearest by rank: Benton County (this county) ($925), Carroll County ($925), Claiborne County ($925), Clay County ($925), Cocke County ($925), Decatur County ($925), Dyer County ($925), Fentress County ($925), Greene County ($925).

Benton County (this county)
2 BR: $925/mo
Carroll County
2 BR: $925/mo
Claiborne County
2 BR: $925/mo
Clay County
2 BR: $925/mo
Cocke County
2 BR: $925/mo
Decatur County
2 BR: $925/mo
Dyer County
2 BR: $925/mo
Fentress County
2 BR: $925/mo
Greene County
2 BR: $925/mo

Nationwide peers by 2BR FMR & rent burden

Two PlainRent-derived comparison paths for Benton County, both outside Tennessee so the link neighborhoods are not the same-state geography lattice above. Axes stay disjoint: burden peers exclude the FMR peer set.

Similar 2-bedroom FMR

Nearest HUD 2BR Fair Market Rents outside TN (FY2026).

Robeson County
NC · 2 BR $925/mo
Cleveland County
NC · 2 BR $925/mo
Surry County
NC · 2 BR $925/mo
Wilkes County
NC · 2 BR $925/mo

Similar rent burden

Nearest 2BR FMR as a share of median household income (outside TN).

Elko County
NV · 22% of income · 2 BR $1,530/mo
Jefferson County
MT · 22% of income · 2 BR $1,404/mo
Accomack County
VA · 22% of income · 2 BR $1,054/mo
Screven County
GA · 22% of income · 2 BR $973/mo

Nearby Counties in Tennessee

Largest counties by population in Tennessee

Showing the 8 largest of 94 other counties in Tennessee.

Shelby County
1 BR: $1,154/mo Pop: 926,440
Davidson County
1 BR: $1,578/mo Pop: 709,786
Knox County
1 BR: $1,184/mo Pop: 481,406
Hamilton County
1 BR: $1,263/mo Pop: 367,193
Rutherford County
1 BR: $1,578/mo Pop: 343,727
Williamson County
1 BR: $1,578/mo Pop: 248,897
Montgomery County
1 BR: $1,094/mo Pop: 222,305
Sumner County
1 BR: $1,578/mo Pop: 196,845
View all counties in Tennessee →

Frequently Asked Questions

What is the average rent in Benton County? ▼
The FY 2026 Fair Market Rent for a 1-bedroom in Benton County is $705 per month. A 2-bedroom is $925 and a studio is $700.
How does Benton County rent compare to the national average? ▼
Rent in Benton County is 26% below the national average. A 1-bedroom here costs $705 compared to $959 nationally.
Where does Benton County rank nationally for Fair Market Rent? ▼
According to HUD's FY 2026 Fair Market Rent schedule, Benton County's 2-bedroom FMR of $925 ranks #599 most affordable among 3,145 HUD counties, placing it in the lower-rent quarter of HUD counties.
What income do I need to afford rent in Benton County? ▼
Based on the 30% affordability rule, you need an annual income of at least $28,200 ($2,350/month) to afford a 1-bedroom at Fair Market Rent in Benton County.
Is rent going up or down in Benton County? ▼
The 1-bedroom Fair Market Rent in Benton County increased by 2.9% from FY 2025 to FY 2026, going from $685 to $705.
Which jobs can afford rent in Benton County? ▼
Based on Tennessee BLS salary data and the 30% affordability rule, jobs like Software Developers, General and Operations Managers, Registered Nurses can afford a 1-bedroom at $705/mo. 13 of 15 common occupations are affordable here.
How much has rent changed in Benton County over time? ▼
The 1-bedroom Fair Market Rent in Benton County went from $551 in FY 2020 to $705 in FY 2026, a total change of +27.9% over 6 years.
How does Fair Market Rent affect Section 8 vouchers in Benton County? ▼
In Benton County, the FY 2026 FMR of $705/mo for a 1-bedroom sets the baseline that local housing authorities use for Section 8 payment standards.
What does Fair Market Rent mean for Benton County? ▼
For Benton County, it's the specific 40th-percentile rent HUD publishes each year ($705/mo for a 1-bedroom in FY 2026).

Disclaimer: This information is provided for informational purposes only and does not constitute professional advice. Data is sourced from the U.S. Census Bureau and HUD Fair Market Rents. Consult a qualified professional before making decisions based on this data.

All federal data sources used on this page
  • HUD Fair Market Rents (FMR) - county-level fair-market rent estimates by bedroom count. huduser.gov/datasets/fmr
  • HUD Income Limits - area median income for affordability calculations. huduser.gov/datasets/il
  • HUD Comprehensive Housing Affordability Strategy (CHAS) - rent burden and housing-cost distribution. huduser.gov/datasets/cp
  • U.S. Census Bureau ACS - county and metro housing characteristics + median rent. census.gov/programs-surveys/acs
  • BLS Consumer Price Index, Rent of Primary Residence - rent inflation by metro. bls.gov/cpi
  • IRS Migration Data (SOI) - interstate migration aggregates affecting county demand. irs.gov/statistics/migration
  • BLS Occupational Employment and Wage Statistics - state-level median wages by occupation, used for job affordability analysis. bls.gov/oes

Every figure on PlainRent is rendered directly from HUD's published Fair Market Rent records, no number is typed in by an editor. See our editorial standards & corrections policy, the methodology behind these numbers, or report a data error. Data current as of FY 2026.