County FMR · HUD FY2026

Franklin County Fair Market Rent

HUD's FY2026 Fair Market Rent for Franklin County, TN - 22% below the US average.

$747
1-bedroom FMR
$980
2-bedroom FMR
+3.3%
YoY change
-22%
vs US avg

The verdict

Franklin is the 47th most expensive of 95 counties in Tennessee by 2-bedroom FMR; nationally it ranks #1,322 most affordable of 3,145 HUD counties.

#1,322
most affordable of 3,145 US counties (2BR)
#47
most expensive of 95 in Tennessee (2BR)
-19%
vs the state average
$29,880
income to afford it (30% rule)

Software Developers spend the smallest share of income on rent here (7.6%), while Fast Food and Counter Workers spend the most (32.2%); 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 Franklin County, TN. Verify with HUD →

HUD sets the FY 2026 1-bedroom Fair Market Rent for Franklin County, Tennessee at $747 per month - the federal rental-assistance benchmark for this county. A 2-bedroom costs $980/mo and a studio is $742/mo. This is 22% lower than the national average of $959 and 19% below the Tennessee average of $924.

Rent increased3.3% from FY 2025 ($723), outpacing inflation. The 30% affordability floor is comparatively reachable here at $29,880/year.

FY 2026 HUD Fair Market Rents in Tennessee. Population: 42,980. Population has held roughly steady over the past five years (+4.7%, Census ACS). That's in line with Tennessee's statewide growth of +5.0% over the same period.

FMR filing desk

Area FRANKLIN·COUNTY·TN·TN

Franklin County, TN: $747/mo 1BR · #1322 of 3145 counties (2BR) · FY2026

  • FMR-AREA TN
  • 1BR-FMR $747
  • 2BR-FMR $980
  • RANK-MID #1,322
  • YOY-UP +3.3%
  • VSUS-BELOW -22%
  • VS-ST-LOW -19% TN
  • INC-ROOM 15%
  • POP-SMALL 43K
  • PHOTO-NEAR Shelby County
  • VOUCH-90-110 $672–$822
  • FY-2026 FY2026

Photo-finish peer: Shelby ($407 1BR gap)

Read with: Section 8 housing guide

Fair Market Rents (2026)

Studio
State avg: $882 · US avg: $893
$742/mo
↑ 3.3% YoY -16% vs state -17% vs US
1 Bedroom
State avg: $924 · US avg: $959
$747/mo
↑ 3.3% YoY -19% vs state -22% vs US
2 Bedroom
State avg: $1,118 · US avg: $1,175
$980/mo
↑ 3.4% YoY -12% vs state -17% vs US
3 Bedroom
State avg: $1,445 · US avg: $1,525
$1,307/mo
↑ 5.1% YoY -10% vs state -14% vs US
4 Bedroom
State avg: $1,644 · US avg: $1,756
$1,622/mo
↑ 7.3% YoY -1% vs state -8% vs US

Year-over-Year Comparison

Bedrooms FY 2025 FY 2026 Change
Studio $718
$742
+$24 (+3.3%)
1 Bedroom $723
$747
+$24 (+3.3%)
2 Bedroom $948
$980
+$32 (+3.4%)
3 Bedroom $1,244
$1,307
+$63 (+5.1%)
4 Bedroom $1,511
$1,622
+$111 (+7.3%)

Rent Burden Analysis

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

Studio
14.5%
Affordable
Need $29,680/yr for 30% rule
1 Bedroom
14.6%
Affordable
Need $29,880/yr for 30% rule
2 Bedroom
19.1%
Affordable
Need $39,200/yr for 30% rule
3 Bedroom
25.5%
Affordable
Need $52,280/yr for 30% rule
4 Bedroom
31.6%
Burdened
Need $64,880/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%19.1%
Franklin County 2-bedroom rent burden
County median income: $61,553 · National avg burden: 21.7% ·View Tennessee rent burden →

Where Franklin sits among every US county

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

$980 higher than 42% 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 Franklin compares on 1-bedroom rent

1-bedroom FMR vs other Tennessee counties

1BR FMR / mo

What this shows Franklin 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), Franklin County (this county) ($747).

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 $747/mo, most of these Tennessee occupations clear, or miss, the 30% affordability line.

Occupation TN Salary Rent Burden Verdict
Software Developers $117,340 7.6% Affordable
General & Operations Managers $102,850 8.7% Affordable
Registered Nurses $79,030 11.3% Affordable
Accountants & Auditors $75,500 11.9% Affordable
Police & Sheriff's Patrol Officers $59,410 15.1% Affordable
Electricians $59,190 15.1% Affordable
Heavy & Tractor-Trailer Truck Drivers $55,610 16.1% Affordable
Paralegals & Legal Assistants $55,270 16.2% Affordable
Elementary School Teachers $52,690 17% Affordable
Customer Service Representatives $40,130 22.3% Affordable
Pharmacy Technicians $38,130 23.5% Affordable
Janitors & Cleaners $31,220 28.7% Affordable
Retail Salespersons $30,770 29.1% Affordable
Teaching Assistants $28,030 32% Stretched
Fast Food & Counter Workers $27,840 32.2% Stretched
Salaries: BLS OES (Tennessee) median · 30% = affordable threshold · Try the salary calculator →

Rent Trends (2020–2026)

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

Over the 6-year span HUD has tracked for Franklin (FY 2020-2026), the 1-bedroom Fair Market Rent has risen 50.0% overall, from $498 to $747. Most of that movement was gradual except for a single sharp jump of +16.9% in FY 2024, well above this county's typical year-to-year change.

$400$500$600$700$800 FY2020FY2021FY2022FY2023FY2024FY2025FY2026 $747
Franklin County 1-bedroom Fair Market Rent, FY2020–FY2026
Year Studio 1 BR 2 BR
FY 2026 ↑3.3% $742 $747 $980
FY 2025 ↓1.6% $718 $723 $948
FY 2024 ↑16.9% $731 $735 $909
FY 2023 ↑16.1% $623 $629 $764
FY 2022 ↑5.9% $539 $542 $677
FY 2021 ↑2.8% $509 $512 $663
FY 2020 $492 $498 $649
Total change (6yr): +50.0%
Annualized: +7.0%/yr
1 BR: $498 → $747

Part of the Winchester, TN Micro Area

Franklin County is a central county of the Winchester, TN micropolitan statistical area.

Nationwide peers by 2BR FMR & rent burden

Two PlainRent-derived comparison paths for Franklin 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).

Harnett County
NC · 2 BR $980/mo
Duplin County
NC · 2 BR $980/mo
Defiance County
OH · 2 BR $980/mo
Plymouth County
IA · 2 BR $980/mo

Similar rent burden

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

Lamar County
TX · 19.1% of income · 2 BR $973/mo
Mitchell County
NC · 19.1% of income · 2 BR $925/mo
Gratiot County
MI · 19.1% of income · 2 BR $973/mo
Ohio County
KY · 19.1% of income · 2 BR $866/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 Franklin County? ▼
The FY 2026 Fair Market Rent for a 1-bedroom in Franklin County is $747 per month. A 2-bedroom is $980 and a studio is $742.
How does Franklin County rent compare to the national average? ▼
Rent in Franklin County is 22% below the national average. A 1-bedroom here costs $747 compared to $959 nationally.
Where does Franklin County rank nationally for Fair Market Rent? ▼
According to HUD's FY 2026 Fair Market Rent schedule, Franklin County's 2-bedroom FMR of $980 ranks #1,322 most affordable among 3,145 HUD counties, placing it in the middle half of HUD counties.
What income do I need to afford rent in Franklin County? ▼
Based on the 30% affordability rule, you need an annual income of at least $29,880 ($2,490/month) to afford a 1-bedroom at Fair Market Rent in Franklin County.
Is rent going up or down in Franklin County? ▼
The 1-bedroom Fair Market Rent in Franklin County increased by 3.3% from FY 2025 to FY 2026, going from $723 to $747.
Which jobs can afford rent in Franklin 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 $747/mo. 13 of 15 common occupations are affordable here.
How much has rent changed in Franklin County over time? ▼
The 1-bedroom Fair Market Rent in Franklin County went from $498 in FY 2020 to $747 in FY 2026, a total change of +50.0% over 6 years.
How does Fair Market Rent affect Section 8 vouchers in Franklin County? ▼
In Franklin County, the FY 2026 FMR of $747/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 Franklin County? ▼
For Franklin County, it's the specific 40th-percentile rent HUD publishes each year ($747/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.