Income Limits by County

HUD Metro FMR Area · 5 counties

Kingsport-Bristol, TN-VA Fair Market Rent & Income Limits

For FY2027 HUD set the two-bedroom Fair Market Rent for the Kingsport-Bristol, TN-VA area at $1,091 a month, up 4.5% from FY2026. The FY2026 median family income is $81,800. The same figures apply in all 5 counties of the area.

2-bedroom FMR$1,091per month ▲ 4.5%
Median family income$81,800FY2026
People in the area310,842HUD file, 2024

Fair Market Rent by unit size

FY2027 FY2026

Check your household

Enter your household size and total yearly income before taxes to see which HUD income category it falls in for Kingsport-Bristol, TN-VA.

Low income (80% limit)

A household of 4 earning $63,450 is under the 80% limit of $65,450 for this area. At 30% of income it could pay about $1,586 a month for rent and utilities.

This is a quick comparison with HUD's published limits, not an eligibility decision. Programs count income in their own ways and many have waiting lists; the local housing agency or property decides.

Income limits

FY2026 income limits by household size (yearly gross income)
PeopleExtremely low30% / povertyVery low50%60% (LIHTC)MTSPLow income80%
1$17,200$28,650$34,380$45,850
2$21,640$32,750$39,300$52,400
3$27,320$36,850$44,220$58,950
4$33,000$40,900$49,080$65,450
5$38,680$44,200$53,040$70,700
6$44,360$47,450$56,940$75,950
7$50,040$50,750$60,900$81,200
8$54,000$54,000$64,800$86,400

Two-bedroom FMR since 2001

2-bedroom Fair Market Rent, 2001 to 2027$0$400$800$1,200$1,600200520102015202020252027$1,091FY2001: $458FY2002: $471FY2003: $484FY2004: $486FY2005: $476FY2006: $483FY2007: $502FY2008: $535FY2009: $557FY2010: $571FY2011: $588FY2012: $563FY2013: $626FY2014: $617FY2015: $658FY2016: $660FY2017: $636FY2018: $684FY2019: $700FY2020: $714FY2021: $701FY2022: $702FY2023: $793FY2024: $905FY2025: $1,043FY2026: $1,044FY2027: $1,091

Counties in the area

CountyPeople2 BR FMR
Sullivan County, TN160,624$1,091
Hawkins County, TN57,964$1,091
Washington County, VA53,926$1,091
Scott County, VA21,479$1,091
Bristol city, VA16,849$1,091

Small Area FMRs across 53 ZIP codes

Two-bedroom Small Area FMRs in the Kingsport-Bristol, TN-VA area run from $1,000 to $1,390; the middle ZIP code is at $1,070, against the area-wide FMR of $1,091. This is not a mandatory Small Area FMR area; agencies may opt in.

$1,000$1,390median $1,070

Highest ZIP codes

37686 (Piney Flats, TN)$1,390
37659 (Jonesborough, TN)$1,380
37615 (Johnson City, TN)$1,300
24211 (Abingdon, VA)$1,240
24292 (Whitetop, VA)$1,230
37660 (Kingsport, TN)$1,170
24271 (Nickelsville, VA)$1,160
24361 (Meadowview, VA)$1,160

Lowest ZIP codes

37881 (Thorn Hill, TN)$1,000
37873 (Surgoinsville, TN)$1,000
37869 (Sneedville, TN)$1,000
37857 (Rogersville, TN)$1,000
37811 (Mooresburg, TN)$1,000
37731 (Eidson, TN)$1,000
37665 (Kingsport, TN)$1,000
24370 (Saltville, VA)$1,000

Questions

What is the Fair Market Rent in the Kingsport-Bristol, TN-VA area?

HUD's FY2027 Fair Market Rents for the Kingsport-Bristol, TN-VA area are $760 (studio), $845 (1 BR), $1,091 (2 BR), $1,375 (3 BR) and $1,465 (4 BR) a month.

What is the area median income for Kingsport-Bristol, TN-VA?

The FY2026 median family income is $81,800; the 80% low-income limit for four people is $65,450.

Which counties are in this HUD metro area?

Sullivan County, TN, Hawkins County, TN, Washington County, VA, Scott County, VA and Bristol city, VA.