Income Limits by County

HUD Metro FMR Area · 10 counties

Nashville-Davidson--Murfreesboro--Franklin, TN Fair Market Rent & Income Limits

For FY2027 HUD set the two-bedroom Fair Market Rent for the Nashville-Davidson--Murfreesboro--Franklin, TN area at $1,798 a month, up 3.9% from FY2026. The FY2026 median family income is $116,100. The same figures apply in all 10 counties of the area.

2-bedroom FMR$1,798per month ▲ 3.9%
Median family income$116,100FY2026
People in the area1,899,740HUD 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 Nashville-Davidson--Murfreesboro--Franklin, TN.

Low income (80% limit)

A household of 4 earning $90,900 is under the 80% limit of $92,900 for this area. At 30% of income it could pay about $2,272 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$24,400$40,650$48,780$65,050
2$27,900$46,450$55,740$74,350
3$31,400$52,250$62,700$83,650
4$34,850$58,050$69,660$92,900
5$38,680$62,700$75,240$100,350
6$44,360$67,350$80,820$107,800
7$50,040$72,000$86,400$115,200
8$55,720$76,650$91,980$122,650

Two-bedroom FMR since 2001

2-bedroom Fair Market Rent, 2001 to 2027$0$400$800$1,200$1,600$2,000$2,400200520102015202020252027$1,798FY2001: $641FY2002: $660FY2003: $676FY2004: $678FY2005: $654FY2006: $666FY2007: $693FY2008: $723FY2009: $761FY2010: $807FY2011: $823FY2012: $751FY2013: $819FY2014: $851FY2015: $850FY2016: $925FY2017: $959FY2018: $1,002FY2019: $1,103FY2020: $1,136FY2021: $1,197FY2022: $1,253FY2023: $1,406FY2024: $1,619FY2025: $1,827FY2026: $1,730FY2027: $1,798

Counties in the area

CountyPeople2 BR FMR
Davidson County, TN715,388$1,798
Rutherford County, TN360,646$1,798
Williamson County, TN260,351$1,798
Sumner County, TN204,424$1,798
Wilson County, TN158,805$1,798
Robertson County, TN75,539$1,798
Dickson County, TN55,983$1,798
Cheatham County, TN41,829$1,798
Cannon County, TN14,818$1,798
Trousdale County, TN11,957$1,798

Small Area FMRs across 125 ZIP codes

Two-bedroom Small Area FMRs in the Nashville-Davidson--Murfreesboro--Franklin, TN area run from $1,050 to $2,700; the middle ZIP code is at $1,670, against the area-wide FMR of $1,798. This is a mandatory Small Area FMR area (designated 2023, in force since 1/1/2025): voucher payment standards follow the ZIP-code figures.

$1,050$2,700median $1,670

Highest ZIP codes

37135 (Nolensville, TN)$2,700
37069 (Franklin, TN)$2,560
37219 (Nashville, TN)$2,560
37027 (Brentwood, TN)$2,500
37179 (Thompsons Station, TN)$2,440
37201 (Nashville, TN)$2,340
37014 (Arrington, TN)$2,320
37065 (Franklin, TN)$2,300

Lowest ZIP codes

37110 (Mcminnville, TN)$1,050
37357 (Morrison, TN)$1,190
37190 (Woodbury, TN)$1,190
37187 (White Bluff, TN)$1,190
37186 (Westmoreland, TN)$1,190
37184 (Watertown, TN)$1,190
37181 (Vanleer, TN)$1,190
37180 (Unionville, TN)$1,190

Questions

What is the Fair Market Rent in the Nashville-Davidson--Murfreesboro--Franklin, TN area?

HUD's FY2027 Fair Market Rents for the Nashville-Davidson--Murfreesboro--Franklin, TN area are $1,585 (studio), $1,650 (1 BR), $1,798 (2 BR), $2,309 (3 BR) and $2,799 (4 BR) a month.

What is the area median income for Nashville-Davidson--Murfreesboro--Franklin, TN?

The FY2026 median family income is $116,100; the 80% low-income limit for four people is $92,900.

Which counties are in this HUD metro area?

Davidson County, TN, Rutherford County, TN, Williamson County, TN, Sumner County, TN, Wilson County, TN, Robertson County, TN, Dickson County, TN, Cheatham County, TN, Cannon County, TN and Trousdale County, TN.