FY2027 Small Area FMR · Lancaster, TN
ZIP 38569 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 38569 (Lancaster, TN) is $1,020 a month, unchanged from FY2026. That is 11% below the Smith County, TN area-wide FMR of $1,146.
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 38569 sits in the Smith County, TN area
Of the 15 ZIP codes HUD lists for the area, 38569 has the 12th highest two-bedroom Small Area FMR. Smith 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 $1,146 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,020 for this ZIP code instead.
ZIP code 38569 crosses more than one HUD area. HUD also lists it under DeKalb 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 | $780 | $702 – $858 | $870 | $790 |
| 1 bedroom | $820 | $738 – $902 | $876 | $820 |
| 2 bedrooms | $1,020 | $918 – $1,122 | $1,146 | $1,020 |
| 3 bedrooms | $1,330 | $1,197 – $1,463 | $1,407 | $1,280 |
| 4 bedrooms | $1,600 | $1,440 – $1,760 | $1,506 | $1,610 |
A household renting a two-bedroom home at the Small Area FMR of $1,020 needs about $40,800 a year to keep housing costs at 30% of income. The area median family income is $85,900 and the 80% low-income limit for four people is $68,700. ZIP code 38569 lies mainly in Smith County and DeKalb County. See the Smith 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 38569?
HUD's FY2027 Small Area Fair Market Rents for 38569 are $780 (studio), $820 (1 BR), $1,020 (2 BR), $1,330 (3 BR) and $1,600 (4 BR) a month.
What is the Section 8 payment standard in 38569?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 38569 that range is $918 to $1,122 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 38569?
The FY2026 income limits of the Smith County, TN area apply: median family income $85,900, low-income (80%) limit $68,700 for a family of four.