Metro FMR · CBSA 34980 · HUD FY2026

Nashville-Davidson--Murfreesboro--Franklin, TN HUD Metro FMR Area Fair Market Rent

HUD's FY2026 Fair Market Rent for the Nashville-Davidson--Murfreesboro--Franklin, TN HUD Metro FMR Area metro area - 65% above the US average.

$1,578
1-bedroom FMR
$1,730
2-bedroom FMR
-4.4%
YoY change
+65%
vs US avg

The verdict

A 2-bedroom in the Nashville-Davidson--Murfreesboro--Franklin, TN HUD Metro FMR Area area rents at $1,730 under HUD's FY2026 Fair Market Rent - 47% above the US average, higher than 80% of the 387 metro areas HUD tracks.

#77
priciest of 387 US metros (2BR)
+47%
vs the US 2-bedroom average
$69,200
income to afford it (30% rule)
-4.4%
1BR change, FY2025→2026

Affordability & income context

Nashville-Davidson--Murfreesboro--Franklin: #77 priciest nationally · income context

At the metro's ACS median household income of $82,499, this 1-bedroom FMR takes 23.0% of annual income. It remains below the 30% affordability guide, but is a material part of a median-income household's budget.

The 2-bedroom figure places Nashville-Davidson--Murfreesboro--Franklin in the upper-rent quarter of HUD metro areas, using the same FY2026 HUD schedule as the national comparison.

With 2,015,869 residents, this is a large metro benchmark rather than a single-neighborhood rent quote.

Population grew 9.6% over the past five years (Census ACS) - among the faster-growing metros nationally, a trend that typically adds upward pressure on rents.

The ACS rental vacancy rate here is 6.8%, close to the range where market rents and HUD's FMR benchmark tend to track each other.

The Census ACS median gross rent across all rental units here is $1,434/month - the FY2026 HUD two-bedroom FMR of $1,730 runs 20.6% above that all-unit-types median. The two figures measure different things (ACS covers every rented unit; FMR targets a specific bedroom count), so a gap is expected, not an error.

Its 2-bedroom FMR sits in the upper-rent quarter of HUD metro areas, so the local-income comparison is more informative than the national rank alone.

The studio-through-two-bedroom FMR bands stay below 30% of recorded median income here; the larger-bedroom rows show where that headroom narrows.

Observed renter burden: 46.6% of the 277,283 renter households counted by ACS paid at least 30% of income in gross rent. This ACS 2023 household measure is distinct from the FY2026 HUD FMR benchmark.

ACS median household income lags the FY2026 HUD FMR schedule. The income share is a same-metro cross-source read (Census ACS B19013 vs HUD FMR), not a same-vintage ratio.

Studio

$1,507/mo

21.9% of median income

1 Bedroom

$1,578/mo

23.0% of median income

2 Bedroom

$1,730/mo

25.2% of median income

3 Bedroom

$2,211/mo

32.2% of median income

4 Bedroom

$2,696/mo

39.2% of median income

FMR filing desk

CBSA CBSA·34980

Nashville-Davidson--Murfreesboro--Franklin: $1,578/mo 1BR · #77 of 387 metros (2BR) · FY2026 CBSA 34980

  • CBSA 34980
  • 1BR-FMR $1,578
  • 2BR-FMR $1,730
  • RANK-MID #77
  • YOY-DOWN -4.4%
  • VSUS-HIGH +65%
  • IN-ST-HIGH #10 TN
  • INC-MID 23%
  • POP-MEGA 2.0M
  • PHOTO-NEAR Chattanooga
  • VOUCH-90-110 $1,420–$1,736
  • FY-2026 FY2026

Photo-finish peer: Chattanooga ($315 1BR gap)

Read with: Understanding rent burden

Where Nashville-Davidson--Murfreesboro--Franklin sits among every US metro

2-bedroom Fair Market Rent vs. all 387 HUD metro areas

$1,730 Top 20% higher than 80% of 387 metro areas

$800–$1,000: 28 metro areas (7%). Below this entry. $1,000–$1,200: 114 metro areas (29%). Below this entry. $1,200–$1,400: 95 metro areas (25%). Below this entry. $1,400–$1,600: 52 metro areas (13%). Below this entry. $1,600–$1,800: 41 metro areas (11%). This entry sits in this band. $1,800–$2,000: 26 metro areas (7%). Above this entry. $2,000–$2,200: 9 metro areas (2%). Above this entry. $2,200–$2,400: 5 metro areas (1%). Above this entry. $2,400–$2,600: 5 metro areas (1%). Above this entry. $2,600–$2,800: 5 metro areas (1%). Above this entry. $2,800–$3,000: 4 metro areas (1%). Above this entry. $3,000–$3,200: 2 metro areas (1%). Above this entry. $3,200–$3,400: 0 metro areas (0%). Above this entry. $3,400–$3,600: 0 metro areas (0%). Above this entry. $3,600–$3,800: 0 metro areas (0%). Above this entry. $3,800–$4,000: 0 metro areas (0%). Above this entry. $4,000–$4,200: 0 metro areas (0%). Above this entry. $4,200–$4,400: 1 metro areas (0%). Above this entry. This metro $800 $4,400 every US metro, bucketed by value

Each bar is a $0.2K-wide band; taller bars hold more metro areas. 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.

What this shows #77 of 387 HUD-tracked metro areas, 47% above the national 2-bedroom average. 40 other metro areas fall in this same rent band.

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

CBSA 34980

Counties inside Nashville-Davidson--Murfreesboro--Franklin

HUD publishes one metro-wide FMR for CBSA 34980, but county-level schedules inside Nashville-Davidson--Murfreesboro--Franklin still diverge: 12 counties range from $972 (2BR in Macon) to $1,730 (Davidson), a 78% spread. Davidson is the largest county by population.

Davidson County 2BR $1,730 · 710K Rutherford County 2BR $1,730 · 344K Williamson County 2BR $1,730 · 249K Sumner County 2BR $1,730 · 197K Wilson County 2BR $1,730 · 149K Maury County 2BR $1,349 · 102K

Showing the 6 largest of 12 HUD counties in this CBSA. County pages carry filing-level FMR detail.

Nashville-Davidson--Murfreesboro--Franklin studio–4BR schedule (FY2026) · 2BR #77 nationally

1BR $1,578 (+65% vs US, -4.4% YoY). Each bedroom band below is FY2026 HUD FMR for CBSA 34980.

Studio
$1,507
US avg $893
↓5.2% YoY +69% vs US
1 Bedroom
$1,578
US avg $959
↓4.4% YoY +65% vs US
2 Bedroom
$1,730
US avg $1,175
↓5.3% YoY +47% vs US
3 Bedroom
$2,211
US avg $1,525
↓4.2% YoY +45% vs US
4 Bedroom
$2,696
US avg $1,756
↓5.1% YoY +54% vs US

How Nashville-Davidson--Murfreesboro--Franklin compares on 1-bedroom rent

1-bedroom FMR vs other TN metro areas

1BR FMR / mo

What this shows Nashville-Davidson--Murfreesboro--Franklin highlighted among 5 peers · FY2026 1BR HUD FMR.

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

Nashville-Davidson--Murfreesboro--Franklin: out-of-state FMR & burden peers

PlainRent pairs Nashville-Davidson--Murfreesboro--Franklin with the 4 nearest HUD 2BR schedules and 4 nearest burden matches outside TN (burden peers exclude the FMR set; pop ≥50k).

2BR FMR · outside TN

Nearest schedules by 2BR delta (FY2026).

Fort Collins-Loveland
CO · 2 BR $1,732/mo
Las Vegas-Henderson-North Las Vegas
NV · 2 BR $1,735/mo
Colorado Springs
CO · 2 BR $1,735/mo
Mount Vernon-Anacortes
WA · 2 BR $1,720/mo

Burden % · outside TN

Nearest 2BR FMR ÷ ACS median income (FY2026).

Spokane
WA · 25.2% of income · 2 BR $1,531/mo
Burlington
NC · 25.1% of income · 2 BR $1,348/mo
Atlanta-Sandy Springs-Roswell
GA · 25.3% of income · 2 BR $1,820/mo
Greensboro-High Point
NC · 25.3% of income · 2 BR $1,330/mo

Nashville-Davidson--Murfreesboro--Franklin: quick answers

What is the average rent in the Nashville-Davidson--Murfreesboro--Franklin, TN HUD Metro FMR Area metro area? ▼
The FY 2026 Fair Market Rent for a 1-bedroom in Nashville-Davidson--Murfreesboro--Franklin, TN HUD Metro FMR Area is $1,578 per month. A 2-bedroom is $1,730 and a studio is $1,507.
How does Nashville-Davidson--Murfreesboro--Franklin, TN HUD Metro FMR Area rent compare to the national average? ▼
Rent in the Nashville-Davidson--Murfreesboro--Franklin, TN HUD Metro FMR Area metro area is 65% above the national average. A 1-bedroom costs $1,578 compared to $959 nationally.
Where does Nashville-Davidson--Murfreesboro--Franklin rank nationally for Fair Market Rent? ▼
HUD's FY 2026 2-bedroom FMR of $1,730 ranks #77 most expensive among 387 US metro areas (the upper-rent quarter of HUD metro areas).
Do county rents differ inside the Nashville-Davidson--Murfreesboro--Franklin metro area? ▼
Yes. HUD assigns one metro-wide FMR for CBSA 34980, but 12 constituent counties publish their own county FMR schedules spanning $972–$1,730 for a 2-bedroom (78% spread). Use county pages for filing at the county level.
Is Nashville-Davidson--Murfreesboro--Franklin's population growing, and how tight is its rental market? ▼
Population grew 9.6% over the past five years (Census ACS) - among the faster-growing metros nationally, a trend that typically adds upward pressure on rents. The ACS rental vacancy rate here is 6.8%, close to the range where market rents and HUD's FMR benchmark tend to track each other.

Compare Nashville-Davidson--Murfreesboro--Franklin vs Chattanooga →

What this means for renters

Treat Nashville-Davidson--Murfreesboro--Franklin's FY2026 Fair Market Rent as HUD's affordability benchmark, not a single market quote.

  • Budget to roughly 30% of income: the FY2026 1-bedroom FMR of $1,578 implies about $63,120/yr to rent without being cost-burdened. Run your numbers
  • See how Nashville-Davidson--Murfreesboro--Franklin stacks up against a comparable metro before assuming this figure applies elsewhere. Compare vs Chattanooga
  • See where Nashville-Davidson--Murfreesboro--Franklin ranks nationally on rent. National rankings

Fair Market Rent is HUD's 40th-percentile policy benchmark used to set Housing Choice Voucher payment standards. This is a metro-wide figure across 12 counties; actual asking rents in any specific county can run higher or lower, and HUD updates FMRs once a year. This site is informational and not financial or relocation advice.

Data as of FY 2026. Source: U.S. Department of Housing and Urban Development (HUD) Fair Market Rents. Population and demographic data from U.S. Census Bureau American Community Survey (ACS).

Read our methodology - how this data is sourced, computed, and verified.

FY 2026 HUD FMR $1,578/mo · 1BR TN

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.