FY2027 Small Area FMR · Big Sandy, TN
ZIP 38221 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 38221 (Big Sandy, TN) is $1,000 a month, up 7.5% from FY2026. That is 1% above the Benton County, TN area-wide FMR of $995.
Payment standard range, 2 bedrooms
Housing agencies may set voucher payment standards anywhere from 90% to 110% of the FMR without asking HUD.
FY2027 FY2026
Where 38221 sits in the Benton County, TN area
Of the 8 ZIP codes HUD lists for the area, 38221 has the 6th highest two-bedroom Small Area FMR. Benton County, TN is not on HUD's list of mandatory Small Area FMR areas, so voucher payment standards here are normally based on the area-wide FMR of $995 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,000 for this ZIP code instead.
All unit sizes
| Unit | FY2027 SAFMR | Payment standard range | Area-wide FMR | FY2026 SAFMR |
|---|---|---|---|---|
| Studio | $760 | $684 – $836 | $761 | $700 |
| 1 bedroom | $770 | $693 – $847 | $775 | $700 |
| 2 bedrooms | $1,000 | $900 – $1,100 | $995 | $930 |
| 3 bedrooms | $1,380 | $1,242 – $1,518 | $1,378 | $1,290 |
| 4 bedrooms | $1,400 | $1,260 – $1,540 | $1,401 | $1,400 |
A household renting a two-bedroom home at the Small Area FMR of $1,000 needs about $40,000 a year to keep housing costs at 30% of income. The area median family income is $70,100 and the 80% low-income limit for four people is $62,400. ZIP code 38221 lies mainly in Benton County. See the Benton County, TN county page for the full income limits table and the household check.
Nearby ZIP codes
Questions
What is the Fair Market Rent for ZIP code 38221?
HUD's FY2027 Small Area Fair Market Rents for 38221 are $760 (studio), $770 (1 BR), $1,000 (2 BR), $1,380 (3 BR) and $1,400 (4 BR) a month.
What is the Section 8 payment standard in 38221?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 38221 that range is $900 to $1,100 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 38221?
The FY2026 income limits of the Benton County, TN area apply: median family income $70,100, low-income (80%) limit $62,400 for a family of four.