FY2027 Small Area FMR · Celina, TN
ZIP 38551 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 38551 (Celina, TN) is $1,000 a month, up 7.5% from FY2026. That is 1% above the Clay 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 38551 sits in the Clay County, TN area
Of the 8 ZIP codes HUD lists for the area, 38551 has the 4th highest two-bedroom Small Area FMR. Clay 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.
ZIP code 38551 crosses more than one HUD area. HUD also lists it under Jackson County, TN (same figures) and Overton County, TN (same figures). The figure that applies depends on which side of the line the home is.
All unit sizes
| Unit | FY2027 SAFMR | Payment standard range | Area-wide FMR | FY2026 SAFMR |
|---|---|---|---|---|
| Studio | $760 | $684 – $836 | $756 | $700 |
| 1 bedroom | $760 | $684 – $836 | $761 | $700 |
| 2 bedrooms | $1,000 | $900 – $1,100 | $995 | $930 |
| 3 bedrooms | $1,360 | $1,224 – $1,496 | $1,360 | $1,290 |
| 4 bedrooms | $1,360 | $1,224 – $1,496 | $1,365 | $1,290 |
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 $60,300 and the 80% low-income limit for four people is $62,400. ZIP code 38551 lies mainly in Clay County and Jackson County. See the Clay 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 38551?
HUD's FY2027 Small Area Fair Market Rents for 38551 are $760 (studio), $760 (1 BR), $1,000 (2 BR), $1,360 (3 BR) and $1,360 (4 BR) a month.
What is the Section 8 payment standard in 38551?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 38551 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 38551?
The FY2026 income limits of the Clay County, TN area apply: median family income $60,300, low-income (80%) limit $62,400 for a family of four.