State FMR profile · HUD FY2026

Fair Market Rents in Tennessee

The average 1-bedroom Fair Market Rent across Tennessee is $924/mo — 4% below the US average.

$924
Avg 1BR FMR
95
Counties
10
Metro areas

The verdict

Tennessee's 2-bedroom Fair Market Rent averages $1,118 — 5% below the US average, the 32nd lowest of 51 states.

#32
most affordable of 51 states (2BR)
-5%
vs the US 2-bedroom average
$44,720
income to afford it (30% rule)
124%
gap, cheapest→priciest county

FY 2026 HUD Fair Market Rents for 95 counties and 10 metro areas in TN. Verify with HUD →

What these rents mean for Tennessee

Across Tennessee's 95 counties and 10 metro areas, HUD's FY 2026 Fair Market Rents average $882 for a studio, $924 for a 1-bedroom, $1,118 for a 2-bedroom, $1,445 for a 3-bedroom, and $1,644 for a 4-bedroom. FMR is set at the county or metro FMR area level — not statewide — so the numbers above are the arithmetic average of every FMR area inside TN, weighted equally. Local housing authorities use each county's or metro's FMR (not the state average) to calibrate Section 8 Housing Choice Voucher payment standards, typically ranging from 90% to 110% of FMR.

Benchmarked against the rest of the country, Tennessee's average 1-bedroom FMR of $924 is 4% below the US average of $959. Inside the state, rents are not uniform — the cheapest 1-bedroom FMR is in Benton County at $705, while the most expensive is in Wilson County at $1,578, a spread of roughly 124% between the lowest- and highest-cost counties. That intra-state dispersion is why urban voucher recipients, families relocating for jobs, and landlords setting Section 8 rents all need to check the specific FMR area rather than rely on a statewide figure.

For affordability, the 30% rule implies a household income of $36,960 per year (about $3,080/month) to afford Tennessee's average 1-bedroom at $924. The ratio of FMR to local wages determines how many households are rent-burdened. Pair these rent figures with Tennessee's rent burden rankings and year-over-year rent growth pages to see which counties are tightening fastest and which remain comparatively affordable.

Where Tennessee sits among all 50 states + DC

Average 2-bedroom Fair Market Rent vs. every US state

$1,118 Top 63% higher than 37% of 51 states

$900–$1,000: 11 states (22%). Below this entry. $1,000–$1,100: 7 states (14%). Below this entry. $1,100–$1,200: 8 states (16%). This entry sits in this band. $1,200–$1,300: 2 states (4%). Above this entry. $1,300–$1,400: 3 states (6%). Above this entry. $1,400–$1,500: 8 states (16%). Above this entry. $1,500–$1,600: 3 states (6%). Above this entry. $1,600–$1,700: 1 states (2%). Above this entry. $1,700–$1,800: 1 states (2%). Above this entry. $1,800–$1,900: 1 states (2%). Above this entry. $1,900–$2,000: 1 states (2%). Above this entry. $2,000–$2,100: 1 states (2%). Above this entry. $2,100–$2,200: 1 states (2%). Above this entry. $2,200–$2,300: 2 states (4%). Above this entry. $2,300–$2,400: 0 states (0%). Above this entry. $2,400–$2,500: 1 states (2%). Above this entry. TN $900 $2,500 every US state, bucketed by value

Each bar is a $0.1K-wide band; taller bars hold more states. 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

State Average vs National Average

Studio
$882
-1% vs US avg
1 BR
$924
-4% vs US avg
2 BR
$1,118
-5% vs US avg
3 BR
$1,445
-5% vs US avg
4 BR
$1,644
-6% vs US avg

Most expensive counties in Tennessee by 1-bedroom FMR

FY 2026 HUD Fair Market Rent — the highest-cost 10 of 95 TN counties

1BR FMR / mo

What this shows Inside TN, 1-bedroom FMR runs from $705 in Benton County to $1,578 in Wilson County.

Source HUD Fair Market Rents and U.S. Census Bureau ACS data As of FY2026

Cheapest Counties

Lowest FMR rental costs →

Most Expensive Counties

Highest FMR rental costs →

Rent Burden

% of income spent on rent →

Rent Growth

YoY rent trends by county →

Metro areas in Tennessee

Each metro FMR area applies one rent schedule across all its counties, ranked here by 1-bedroom FMR.

# Metro area Studio1 BR2 BR3 BR4 BR
1 Nashville-Davidson--Murfreesboro--Franklin, TN HUD Metro FMR Area $1,507$1,578$1,730$2,211$2,696
2 Chattanooga, TN-GA MSA $1,211$1,263$1,390$1,734$1,853
3 Knoxville, TN HUD Metro FMR Area $1,177$1,184$1,471$1,864$2,172
4 Memphis, TN-MS-AR HUD Metro FMR Area $1,060$1,154$1,274$1,683$1,959
5 Clarksville, TN-KY HUD Metro FMR Area $1,090$1,094$1,346$1,871$2,258
6 Jackson, TN HUD Metro FMR Area $869$960$1,260$1,677$1,758
7 Cleveland, TN MSA $850$940$1,233$1,584$1,633
8 Johnson City, TN MSA $887$893$1,132$1,398$1,548
9 Morristown, TN HUD Metro FMR Area $881$887$1,135$1,444$1,827
10 Kingsport-Bristol, TN-VA MSA $720$818$1,044$1,338$1,464

Counties in Tennessee, ranked by rent (95)

All 95 counties with a published FY2026 Fair Market Rent, highest 1-bedroom first.

# County Studio1 BR2 BR3 BR4 BR
1 Cannon County $1,507$1,578$1,730$2,211$2,696
2 Cheatham County $1,507$1,578$1,730$2,211$2,696
3 Davidson County $1,507$1,578$1,730$2,211$2,696
4 Dickson County $1,507$1,578$1,730$2,211$2,696
5 Robertson County $1,507$1,578$1,730$2,211$2,696
6 Rutherford County $1,507$1,578$1,730$2,211$2,696
7 Sumner County $1,507$1,578$1,730$2,211$2,696
8 Trousdale County $1,507$1,578$1,730$2,211$2,696
9 Williamson County $1,507$1,578$1,730$2,211$2,696
10 Wilson County $1,507$1,578$1,730$2,211$2,696
11 Hamilton County $1,211$1,263$1,390$1,734$1,853
12 Marion County $1,211$1,263$1,390$1,734$1,853
13 Sequatchie County $1,211$1,263$1,390$1,734$1,853
14 Anderson County $1,177$1,184$1,471$1,864$2,172
15 Blount County $1,177$1,184$1,471$1,864$2,172
16 Knox County $1,177$1,184$1,471$1,864$2,172
17 Loudon County $1,177$1,184$1,471$1,864$2,172
18 Union County $1,177$1,184$1,471$1,864$2,172
19 Fayette County $1,060$1,154$1,274$1,683$1,959
20 Shelby County $1,060$1,154$1,274$1,683$1,959
21 Tipton County $1,060$1,154$1,274$1,683$1,959
22 Maury County $1,131$1,138$1,349$1,701$1,912
23 Montgomery County $1,090$1,094$1,346$1,871$2,258
24 Sevier County $883$973$1,159$1,522$1,535
25 Chester County $869$960$1,260$1,677$1,758
26 Madison County $869$960$1,260$1,677$1,758
27 Bradley County $850$940$1,233$1,584$1,633
28 Polk County $850$940$1,233$1,584$1,633
29 Bedford County $796$928$1,017$1,414$1,641
30 Roane County $912$918$1,092$1,432$1,832
31 Carter County $887$893$1,132$1,398$1,548
32 Unicoi County $887$893$1,132$1,398$1,548
33 Washington County $887$893$1,132$1,398$1,548
34 Hamblen County $881$887$1,135$1,444$1,827
35 Jefferson County $881$887$1,135$1,444$1,827
36 Macon County $847$887$972$1,290$1,504
37 McMinn County $725$845$926$1,151$1,226
38 Claiborne County $724$844$925$1,155$1,277
39 Grundy County $724$844$925$1,162$1,289
40 Hancock County $724$844$925$1,109$1,225
41 Johnson County $724$844$925$1,273$1,289
42 Lewis County $724$844$925$1,286$1,552
43 Lincoln County $724$844$925$1,286$1,289
44 Crockett County $753$842$1,083$1,389$1,615
45 Hickman County $827$832$992$1,277$1,664
46 Hawkins County $720$818$1,044$1,338$1,464
47 Perry County $724$818$925$1,109$1,340
48 Putnam County $752$818$1,014$1,409$1,557
49 Sullivan County $720$818$1,044$1,338$1,464
50 Stewart County $692$815$1,004$1,396$1,684
51 Smith County $796$801$1,051$1,368$1,392
52 Greene County $638$797$925$1,279$1,420
53 Marshall County $788$793$1,041$1,373$1,378
54 Coffee County $775$780$959$1,281$1,363
55 Dyer County $724$778$925$1,220$1,225
56 Monroe County $684$764$925$1,220$1,225
57 Giles County $758$763$1,001$1,200$1,395
58 Scott County $724$762$925$1,159$1,552
59 White County $751$756$992$1,240$1,579
60 Morgan County $748$753$988$1,303$1,308
61 Franklin County $742$747$980$1,307$1,622
62 Carroll County $724$746$925$1,151$1,480
63 Bledsoe County $738$743$975$1,169$1,636
64 Cocke County $643$742$925$1,209$1,225
65 Henderson County $724$742$925$1,178$1,289
66 McNairy County $724$742$925$1,286$1,442
67 Moore County $724$742$925$1,282$1,289
68 Overton County $724$742$925$1,165$1,225
69 Decatur County $724$736$925$1,286$1,289
70 Warren County $730$735$964$1,156$1,276
71 Pickett County $725$730$958$1,149$1,335
72 Humphreys County $723$728$955$1,189$1,331
73 Obion County $722$727$925$1,187$1,225
74 DeKalb County $722$726$953$1,143$1,532
75 Houston County $724$726$925$1,253$1,552
76 Cumberland County $719$723$942$1,304$1,354
77 Henry County $719$723$949$1,138$1,322
78 Campbell County $717$722$947$1,249$1,254
79 Grainger County $712$717$941$1,241$1,246
80 Lawrence County $711$716$939$1,126$1,243
81 Lauderdale County $706$710$925$1,239$1,474
82 Weakley County $705$710$925$1,119$1,552
83 Gibson County $645$706$927$1,289$1,555
84 Benton County $700$705$925$1,286$1,402
85 Clay County $700$705$925$1,286$1,289
86 Fentress County $700$705$925$1,204$1,290
87 Hardeman County $700$705$925$1,286$1,348
88 Hardin County $700$705$925$1,220$1,225
89 Haywood County $700$705$925$1,226$1,417
90 Jackson County $700$705$925$1,217$1,289
91 Lake County $700$705$925$1,174$1,289
92 Meigs County $700$705$925$1,227$1,289
93 Rhea County $700$705$925$1,220$1,225
94 Van Buren County $700$705$925$1,198$1,289
95 Wayne County $700$705$925$1,109$1,289

Frequently Asked Questions

What is the average rent in Tennessee? ▼
The average FY 2026 Fair Market Rent for a 1-bedroom in Tennessee is $924 per month. A 2-bedroom averages $1,118.
How does Tennessee rent compare to the national average? ▼
Tennessee rents are 4% below the national average. A 1-bedroom here averages $924 vs $959 nationally.
Where is the cheapest rent in Tennessee? ▼
The most affordable county is Benton County with a 1-bedroom FMR of $705. The most expensive is Wilson County at $1,578.
What income do I need to afford rent in Tennessee? ▼
Based on the 30% affordability rule, you need at least $36,960/year ($3,080/month) to afford the average 1-bedroom FMR in Tennessee.

Explore Tennessee rent data

Rent burden → Rent growth → Cheapest counties → Most expensive counties → National rent-burden rankings → Affordability calculator →

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

Related

Browse all → | Rankings →
Data sourced from HUD Fair Market Rents and U.S. Census Bureau ACS data. See our methodology for details. Source: U.S. Department of Housing and Urban Development, Fair Market Rent data (huduser.gov).