County FMR · HUD FY2026

Shelby County Fair Market Rent

HUD's FY2026 Fair Market Rent for Shelby County, TN - 20% above the US average.

$1,154
1-bedroom FMR
$1,274
2-bedroom FMR
-4.4%
YoY change
+20%
vs US avg

The verdict

Shelby is the 22nd most expensive of 95 counties in Tennessee by 2-bedroom FMR; nationally it ranks #818 most expensive of 3,145 HUD counties.

#818
most expensive of 3,145 US counties (2BR)
#22
most expensive of 95 in Tennessee (2BR)
+25%
vs the state average
$46,160
income to afford it (30% rule)

Software Developers spend the smallest share of income on rent here (11.8%), while Fast Food and Counter Workers spend the most (49.7%).

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

HUD sets the FY 2026 1-bedroom Fair Market Rent for Shelby County, Tennessee at $1,154 per month - the federal rental-assistance benchmark for this county. A 2-bedroom costs $1,274/mo and a studio is $1,060/mo. This is 20% higher than the national average of $959 and 25% above the Tennessee average of $924.

Rent decreased4.4% from FY 2025 ($1,207), declining against the trend. A household needs about $46,160/year to stay under the 30% rent-to-income line.

FY 2026 HUD Fair Market Rents in Tennessee. Population: 926,440. Population has held roughly steady over the past five years (-1.6%, Census ACS). That's slower than Tennessee's statewide growth of +5.0% over the same period.

FMR filing desk

Area SHELBY·COUNTY·TN·TN

Shelby County, TN: $1,154/mo 1BR · #818 of 3145 counties (2BR) · FY2026

  • FMR-AREA TN
  • 1BR-FMR $1,154
  • 2BR-FMR $1,274
  • RANK-MID #818
  • YOY-DOWN -4.4%
  • VSUS-ABOVE +20%
  • VS-ST-HIGH +25% TN
  • INC-MID 22%
  • POP-MAJOR 926K
  • PHOTO-NEAR Davidson County
  • VOUCH-90-110 $1,039–$1,269
  • FY-2026 FY2026

Photo-finish peer: Davidson ($424 1BR gap)

Read with: Understanding rent burden

Fair Market Rents (2026)

Studio
State avg: $882 · US avg: $893
$1,060/mo
↓ 4.1% YoY +20% vs state +19% vs US
1 Bedroom
State avg: $924 · US avg: $959
$1,154/mo
↓ 4.4% YoY +25% vs state +20% vs US
2 Bedroom
State avg: $1,118 · US avg: $1,175
$1,274/mo
↓ 6.0% YoY +14% vs state +8% vs US
3 Bedroom
State avg: $1,445 · US avg: $1,525
$1,683/mo
↓ 5.5% YoY +16% vs state +10% vs US
4 Bedroom
State avg: $1,644 · US avg: $1,756
$1,959/mo
↓ 6.1% YoY +19% vs state +12% vs US

Year-over-Year Comparison

Bedrooms FY 2025 FY 2026 Change
Studio $1,105
$1,060
$-45 (-4.1%)
1 Bedroom $1,207
$1,154
$-53 (-4.4%)
2 Bedroom $1,355
$1,274
$-81 (-6.0%)
3 Bedroom $1,781
$1,683
$-98 (-5.5%)
4 Bedroom $2,086
$1,959
$-127 (-6.1%)

Rent Burden Analysis

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

Studio
20.4%
Affordable
Need $42,400/yr for 30% rule
1 Bedroom
22.2%
Affordable
Need $46,160/yr for 30% rule
2 Bedroom
24.5%
Affordable
Need $50,960/yr for 30% rule
3 Bedroom
32.4%
Burdened
Need $67,320/yr for 30% rule
4 Bedroom
37.7%
Burdened
Need $78,360/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%24.5%
Shelby County 2-bedroom rent burden
County median income: $62,337 · National avg burden: 21.7% ·View Tennessee rent burden →

Where Shelby sits among every US county

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

$1,274 Top 26% higher than 74% of 3,145 counties

$600–$800: 23 counties (1%). Below this entry. $800–$1,000: 1,406 counties (45%). Below this entry. $1,000–$1,200: 723 counties (23%). Below this entry. $1,200–$1,400: 417 counties (13%). This entry sits in this band. $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 Shelby compares on 1-bedroom rent

1-bedroom FMR vs other Tennessee counties

1BR FMR / mo

What this shows Shelby 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 (this county) ($1,154), Montgomery County ($1,094).

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

Can Common Jobs Afford Rent Here?

Against a high local FMR of $1,154/mo, which of 15 common occupations still clear the 30% line using Tennessee BLS wages?

Occupation TN Salary Rent Burden Verdict
Software Developers $117,340 11.8% Affordable
General & Operations Managers $102,850 13.5% Affordable
Registered Nurses $79,030 17.5% Affordable
Accountants & Auditors $75,500 18.3% Affordable
Police & Sheriff's Patrol Officers $59,410 23.3% Affordable
Electricians $59,190 23.4% Affordable
Heavy & Tractor-Trailer Truck Drivers $55,610 24.9% Affordable
Paralegals & Legal Assistants $55,270 25.1% Affordable
Elementary School Teachers $52,690 26.3% Affordable
Customer Service Representatives $40,130 34.5% Stretched
Pharmacy Technicians $38,130 36.3% Stretched
Janitors & Cleaners $31,220 44.4% Stretched
Retail Salespersons $30,770 45% Stretched
Teaching Assistants $28,030 49.4% Stretched
Fast Food & Counter Workers $27,840 49.7% Stretched
Salaries: BLS OES (Tennessee) median · 30% = affordable threshold · Try the salary calculator →

Rent Trends (2020–2026)

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

Over the 6-year span HUD has tracked for Shelby (FY 2020-2026), the 1-bedroom Fair Market Rent has risen 52.8% overall, from $755 to $1,154. The path there hasn't been smooth: year-over-year moves have swung by as much as 27.1% (FY 2024), a volatility pattern that makes single-year comparisons a poor guide to the underlying trend.

$700$800$900$1,000$1,100$1,200$1,300 FY2020FY2021FY2022FY2023FY2024FY2025FY2026 $1,154
Shelby County 1-bedroom Fair Market Rent, FY2020–FY2026
Year Studio 1 BR 2 BR
FY 2026 ↓4.4% $1,060 $1,154 $1,274
FY 2025 ↑5.3% $1,105 $1,207 $1,355
FY 2024 ↑27.1% $1,031 $1,146 $1,298
FY 2023 ↑13.9% $800 $902 $1,032
FY 2022 ↑1.0% $694 $792 $912
FY 2021 ↑3.8% $686 $784 $911
FY 2020 $665 $755 $884
Total change (6yr): +52.8%
Annualized: +7.3%/yr
1 BR: $755 → $1,154

Part of the Memphis, TN-MS-AR Metro Area

Shelby County is a central county of the Memphis, TN-MS-AR metropolitan statistical area, alongside 8 other metro-area counties.

Shelby County ranks #5 of 9 counties in this metro area by 1-bedroom FMR. Every county sharing this metro, highest to lowest: DeSoto County ($1,154), Tipton County ($1,154), Crittenden County ($1,154), Fayette County ($1,154), Shelby County (this county) ($1,154), Tunica County ($1,073), Marshall County ($846), Tate County ($830), Benton County ($768).

DeSoto County
1 BR: $1,154/mo
Tipton County
1 BR: $1,154/mo
Crittenden County
1 BR: $1,154/mo
Fayette County
1 BR: $1,154/mo
Shelby County (this county)
1 BR: $1,154/mo
Tunica County
1 BR: $1,073/mo
Marshall County
1 BR: $846/mo
Tate County
1 BR: $830/mo
Benton County
1 BR: $768/mo

Nationwide peers by 2BR FMR & rent burden

Two PlainRent-derived comparison paths for Shelby 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).

DeSoto County
MS · 2 BR $1,274/mo
Crittenden County
AR · 2 BR $1,274/mo
Montgomery County
OH · 2 BR $1,273/mo
Greene County
OH · 2 BR $1,273/mo

Similar rent burden

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

Linn County
OR · 24.5% of income · 2 BR $1,500/mo
Delaware County
PA · 24.5% of income · 2 BR $1,810/mo
Lee County
SC · 24.5% of income · 2 BR $902/mo
Warren County
NC · 24.5% of income · 2 BR $925/mo

Nearby Counties in Tennessee

Largest counties by population in Tennessee

Showing the 8 largest of 94 other counties in Tennessee.

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
Sullivan County
1 BR: $818/mo Pop: 158,722
View all counties in Tennessee →

Frequently Asked Questions

What is the average rent in Shelby County? ▼
The FY 2026 Fair Market Rent for a 1-bedroom in Shelby County is $1,154 per month. A 2-bedroom is $1,274 and a studio is $1,060.
How does Shelby County rent compare to the national average? ▼
Rent in Shelby County is 20% above the national average. A 1-bedroom here costs $1,154 compared to $959 nationally.
Where does Shelby County rank nationally for Fair Market Rent? ▼
According to HUD's FY 2026 Fair Market Rent schedule, Shelby County's 2-bedroom FMR of $1,274 ranks #818 most expensive among 3,145 HUD counties, placing it in the middle half of HUD counties.
What income do I need to afford rent in Shelby County? ▼
Based on the 30% affordability rule, you need an annual income of at least $46,160 ($3,847/month) to afford a 1-bedroom at Fair Market Rent in Shelby County.
Is rent going up or down in Shelby County? ▼
The 1-bedroom Fair Market Rent in Shelby County decreased by 4.4% from FY 2025 to FY 2026, going from $1,207 to $1,154.
Which jobs can afford rent in Shelby 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 $1,154/mo. 9 of 15 common occupations are affordable here.
How much has rent changed in Shelby County over time? ▼
The 1-bedroom Fair Market Rent in Shelby County went from $755 in FY 2020 to $1,154 in FY 2026, a total change of +52.8% over 6 years.
How does Fair Market Rent affect Section 8 vouchers in Shelby County? ▼
In Shelby County, the FY 2026 FMR of $1,154/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 Shelby County? ▼
For Shelby County, it's the specific 40th-percentile rent HUD publishes each year ($1,154/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.