County FMR · HUD FY2026
Coffee County Fair Market Rent
HUD's FY2026 Fair Market Rent for Coffee County, TN - 19% below the US average.
- $780
- 1-bedroom FMR
- $959
- 2-bedroom FMR
- -1.8%
- YoY change
- -19%
- vs US avg
The verdict
Coffee is the 45th cheapest of 95 counties in Tennessee by 2-bedroom FMR; nationally it ranks #882 most affordable of 3,145 HUD counties.
- #882
- most affordable of 3,145 US counties (2BR)
- #45
- cheapest of 95 in Tennessee (2BR)
- -16%
- vs the state average
- $31,200
- income to afford it (30% rule)
Software Developers spend the smallest share of income on rent here (8%), while Fast Food and Counter Workers spend the most (33.6%).
FY 2026 HUD Fair Market Rent for Coffee County, TN. Verify with HUD →
The Fair Market Rent for a 1-bedroom apartment in Coffee County, Tennessee is $780 per month in FY 2026, according to the U.S. Department of Housing and Urban Development (HUD). A 2-bedroom costs $959/mo and a studio is $775/mo. This is 19% lower than the national average of $959 and 16% below the Tennessee average of $924.
Rent decreased1.8% from FY 2025 ($794), declining against the trend. The 30% affordability floor is comparatively reachable here at $31,200/year.
FY 2026 HUD Fair Market Rents in Tennessee. Population: 58,080. Population grew 8.1% over the past five years (Census ACS) - among the faster-growing counties nationally, a trend that typically adds upward pressure on rents. That's faster than Tennessee's statewide growth of +5.0% over the same period.
What these rents mean for Coffee County
HUD publishes one FMR schedule per FMR area (often the county). Local housing authorities use it as the Section 8 Housing Choice Voucher payment-standard baseline. See how FMR is calculated.
According to HUD's FY 2026 Fair Market Rent schedule, Coffee County's 2-bedroom of $959 ranks #882 most affordable of 3,145 US counties, in the middle half of HUD counties.
This is a below-average rent market: 1-bedroom FMR is 19% under the US average of $959 and 16% below Tennessee's $924. HUD's 1-bedroom figure shifted from $794 (FY 2025) to $780 (FY 2026), a -1.8% move that deepens an already-cheap market.
A 1-bedroom at $780 needs $31,200/year under the 30% rule against a county median of $60,656, and the median household clears that line with room to spare. A 2-bedroom at $959 is the next step up.
Fair Market Rents (2026)
Year-over-Year Comparison
| Bedrooms | FY 2025 | FY 2026 | Change |
|---|---|---|---|
| Studio | $789 | $775 | $-14 (-1.8%) |
| 1 Bedroom | $794 | $780 | $-14 (-1.8%) |
| 2 Bedroom | $987 | $959 | $-28 (-2.8%) |
| 3 Bedroom | $1,377 | $1,281 | $-96 (-7.0%) |
| 4 Bedroom | $1,514 | $1,363 | $-151 (-10.0%) |
Affordability Snapshot
Based on the standard that rent should not exceed 30% of gross income:
Rent Burden Analysis
How much of household income goes to rent in Coffee County. The 30% threshold indicates cost burden.
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.
Where Coffee sits among every US county
2-bedroom Fair Market Rent vs. all 3,145 HUD counties
$959 higher than 28% of 3,145 counties
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 Coffee compares on 1-bedroom rent
1-bedroom FMR vs other Tennessee counties
- Davidson
Davidson County
$1,578 1BR FMR / mo
- Rutherford
Rutherford County
$1,578 1BR FMR / mo
- Williamson
Williamson County
$1,578 1BR FMR / mo
- Hamilton
Hamilton County
$1,263 1BR FMR / mo
- Knox
Knox County
$1,184 1BR FMR / mo
- Shelby
Shelby County
$1,154 1BR FMR / mo
- Coffee
Coffee County
$780 1BR FMR / mo
What this shows Coffee 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), Coffee County (this county) ($780).
Can Common Jobs Afford Rent Here?
With a below-average 1-bedroom at $780/mo, most of these Tennessee occupations clear, or miss, the 30% affordability line.
| Occupation | TN Salary | Rent Burden | Verdict |
|---|---|---|---|
| Software Developers | $117,340 | 8% | Affordable |
| General & Operations Managers | $102,850 | 9.1% | Affordable |
| Registered Nurses | $79,030 | 11.8% | Affordable |
| Accountants & Auditors | $75,500 | 12.4% | Affordable |
| Police & Sheriff's Patrol Officers | $59,410 | 15.8% | Affordable |
| Electricians | $59,190 | 15.8% | Affordable |
| Heavy & Tractor-Trailer Truck Drivers | $55,610 | 16.8% | Affordable |
| Paralegals & Legal Assistants | $55,270 | 16.9% | Affordable |
| Elementary School Teachers | $52,690 | 17.8% | Affordable |
| Customer Service Representatives | $40,130 | 23.3% | Affordable |
| Pharmacy Technicians | $38,130 | 24.5% | Affordable |
| Janitors & Cleaners | $31,220 | 30% | Affordable |
| Retail Salespersons | $30,770 | 30.4% | Stretched |
| Teaching Assistants | $28,030 | 33.4% | Stretched |
| Fast Food & Counter Workers | $27,840 | 33.6% | Stretched |
Rent Trends (2020–2026)
7-year Fair Market Rent history for Coffee County. Shows how HUD rental rates have changed over time.
Over the 6-year span HUD has tracked for Coffee (FY 2020-2026), the 1-bedroom Fair Market Rent has risen 46.6% overall, from $532 to $780. Most of that movement was gradual except for a single sharp jump of +20.2% in FY 2024, well above this county's typical year-to-year change.
| Year | Studio | 1 BR | 2 BR |
|---|---|---|---|
| FY 2026 ↓1.8% | $775 | $780 | $959 |
| FY 2025 ↑9.4% | $789 | $794 | $987 |
| FY 2024 ↑20.2% | $721 | $726 | $931 |
| FY 2023 ↑7.1% | $600 | $604 | $790 |
| FY 2022 ↑3.9% | $561 | $564 | $739 |
| FY 2021 ↑2.1% | $539 | $543 | $715 |
| FY 2020 | $532 | $532 | $701 |
Part of the Tullahoma-Manchester, TN Micro Area
Coffee County is a central county of the Tullahoma-Manchester, TN micropolitan statistical area, alongside 1 other micro-area county.
Coffee County ranks #1 of 2 counties in this metro area by 1-bedroom FMR. Every county sharing this metro, highest to lowest: Coffee County (this county) ($780), Moore County ($742).
Nearby Counties in Tennessee
Largest counties by population in Tennessee
Frequently Asked Questions
What is the average rent in Coffee County? ▼
How does Coffee County rent compare to the national average? ▼
Where does Coffee County rank nationally for Fair Market Rent? ▼
What income do I need to afford rent in Coffee County? ▼
Is rent going up or down in Coffee County? ▼
Which jobs can afford rent in Coffee County? ▼
How much has rent changed in Coffee County over time? ▼
How does Fair Market Rent affect Section 8 vouchers in Coffee County? ▼
What does Fair Market Rent mean for Coffee County? ▼
What this means for renters
Treat Coffee's FY2026 Fair Market Rent as HUD's affordability benchmark, not a market quote.
- Budget to roughly 30% of income: the FY2026 1-bedroom FMR of $780 implies about $31,200/yr to rent without being cost-burdened. Run your numbers
- Compare this county against nearby metros and states before signing a lease. Compare areas
- See where it sits on the national rent map. View rankings
Fair Market Rent is HUD's 40th-percentile policy benchmark used to set Housing Choice Voucher payment standards. Actual asking rents in Coffee can run higher or lower, and HUD updates FMRs once a year. This page is informational and not financial or relocation advice.
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.
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.