Income Limits by County

HUD Metro FMR Area · 5 counties

Memphis, TN-MS-AR Fair Market Rent & Income Limits

For FY2027 HUD set the two-bedroom Fair Market Rent for the Memphis, TN-MS-AR area at $1,301 a month, up 2.1% from FY2026. The FY2026 median family income is $92,700. The same figures apply in all 5 counties of the area.

2-bedroom FMR$1,301per month ▲ 2.1%
Median family income$92,700FY2026
People in the area1,262,560HUD 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 Memphis, TN-MS-AR.

Low income (80% limit)

A household of 4 earning $72,150 is under the 80% limit of $74,150 for this area. At 30% of income it could pay about $1,804 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$19,500$32,450$38,940$51,950
2$22,250$37,100$44,520$59,350
3$27,320$41,750$50,100$66,750
4$33,000$46,350$55,620$74,150
5$38,680$50,100$60,120$80,100
6$44,360$53,800$64,560$86,050
7$50,040$57,500$69,000$91,950
8$55,720$61,200$73,440$97,900

HERA Special area. Tax-credit properties placed in service before 2009 may use HUD's higher HERA hold-harmless 60% limits here: $58,560 for four people, against the regular $55,620.

Two-bedroom FMR since 2001

2-bedroom Fair Market Rent, 2001 to 2027$0$400$800$1,200$1,600200520102015202020252027$1,301FY2001: $542FY2002: $607FY2003: $624FY2004: $626FY2005: $622FY2006: $636FY2007: $662FY2008: $743FY2009: $746FY2010: $783FY2011: $758FY2012: $717FY2013: $768FY2014: $780FY2015: $832FY2016: $827FY2017: $835FY2018: $833FY2019: $875FY2020: $884FY2021: $911FY2022: $912FY2023: $1,032FY2024: $1,298FY2025: $1,355FY2026: $1,274FY2027: $1,301

Counties in the area

CountyPeople2 BR FMR
Shelby County, TN919,173$1,301
DeSoto County, MS191,301$1,301
Tipton County, TN61,553$1,301
Crittenden County, AR47,266$1,301
Fayette County, TN43,267$1,301

Small Area FMRs across 105 ZIP codes

Two-bedroom Small Area FMRs in the Memphis, TN-MS-AR area run from $1,000 to $1,950; the middle ZIP code is at $1,300, against the area-wide FMR of $1,301. This is a mandatory Small Area FMR area (designated 2023, in force since 1/1/2025): voucher payment standards follow the ZIP-code figures.

$1,000$1,950median $1,300

Highest ZIP codes

38139 (Germantown, TN)$1,950
38672 (Southaven, MS)$1,950
38138 (Germantown, TN)$1,870
38002 (Arlington, TN)$1,860
38135 (Memphis, TN)$1,830
38060 (Oakland, TN)$1,790
38654 (Olive Branch, MS)$1,790
38018 (Cordova, TN)$1,780

Lowest ZIP codes

72384 (Turrell, AR)$1,000
72376 (Proctor, AR)$1,000
72348 (Hughes, AR)$1,000
72346 (Heth, AR)$1,000
72339 (Gilmore, AR)$1,000
72338 (Frenchmans Bayou, AR)$1,000
72332 (Edmondson, AR)$1,000
72331 (Earle, AR)$1,000

Questions

What is the Fair Market Rent in the Memphis, TN-MS-AR area?

HUD's FY2027 Fair Market Rents for the Memphis, TN-MS-AR area are $1,095 (studio), $1,191 (1 BR), $1,301 (2 BR), $1,717 (3 BR) and $1,981 (4 BR) a month.

What is the area median income for Memphis, TN-MS-AR?

The FY2026 median family income is $92,700; the 80% low-income limit for four people is $74,150.

Which counties are in this HUD metro area?

Shelby County, TN, DeSoto County, MS, Tipton County, TN, Crittenden County, AR and Fayette County, TN.