Cumberland County, TN: Fair Market Rent 2027 and Income Limits

Official HUD figures for landlords and renters, effective October 1, 2026 (rents) and May 1, 2026 (income limits).

$1,0392-bedroom FMR, FY2027

$7941-bedroom FMR, FY2027

$62,55080% income limit, family of 4 (FY2026)

$78,200Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Cumberland County is $1,039 a month, up 10.3% from $942 in FY2026. Cumberland County belongs to the Cumberland County, TN FMR area (non-metro county), so the same figures apply across that area. FMRs are gross rents: rent plus all tenant-paid utilities except phone, cable and internet.

Fair market rent in Cumberland County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$789	$719	+9.7%	$711 – $867
1 bedroom	$794	$723	+9.8%	$715 – $873
2 bedrooms	$1,039	$942	+10.3%	$936 – $1,142
3 bedrooms	$1,410	$1,304	+8.1%	$1,269 – $1,551
4 bedrooms	$1,425	$1,354	+5.2%	$1,283 – $1,567

Source: HUD Fair Market Rents FY2027 (effective October 1, 2026) and FY2026 (revised file), details.

What can a landlord charge a Section 8 tenant here?

The FMR is not a cap on what you can ask on the open market. For a Housing Choice Voucher tenant, the local housing authority sets a payment standard, normally between 90% and 110% of the FMR (or of the ZIP-level Small Area FMR where those apply). For a two-bedroom unit in Cumberland County that is typically $936 to $1,142 including utilities. You can charge more than the payment standard if the rent passes the housing authority's rent-reasonableness test and, at move-in, the tenant's share stays within 40% of their adjusted monthly income. Ask the housing authority for its current payment standard schedule.

Can local renters afford the fair market rent?

$40,020median income of renter households

$839Median gross rent, all units

25%Rent-to-income ratio (median rent ÷ median renter income)

35%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $40,020 can afford about $1,001 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,039 is $39 (3.8%) more than that. To rent a two-bedroom at the FMR, a household needs $41,560 a year under the 30% rule, or $37,404 under the common landlord rule that income must be three times the rent.

Cumberland County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$839 ±$39
Median income of renter households	$40,020 ±$3,750
Renters paying 30% or more of income (cost-burdened)	34.7% ±6.0
Renters paying 50% or more (severely cost-burdened)	13.9% ±4.3
Renter households (where the share can be computed)	4,584

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$696	$839	+20.5%
Median renter household income	$30,906	$40,020	+29.5%
Renters paying 30%+ of income	44.9%	34.7%	−10.2 pts

Rent-to-income calculator: does an applicant qualify? → · Most affordable counties to rent in this state →

Source: U.S. Census Bureau, American Community Survey 5-Year Estimates 2020–2024 and 2015–2019 (tables B25064, B25119, B25070). ± = margin of error at 90% confidence. Dollar figures are not adjusted for inflation.

HUD income limits for Cumberland County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $78,200 (FY2025: $75,400, +3.7%). Small figures under each limit show the change from FY2025.

Household size	1 person	2 people	3 people	4 people	5 people	6 people	7 people	8 people
Extremely low income (30%)	$16,450 +3.5%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$48,500 +3.4%	$51,650 +3.5%
Very low income (50%)	$27,400 +3.4%	$31,300 +3.5%	$35,200 +3.4%	$39,100 +3.4%	$42,250 +3.4%	$45,400 +3.5%	$48,500 +3.4%	$51,650 +3.5%
Low income (80%)	$43,800 +3.4%	$50,050 +3.4%	$56,300 +3.4%	$62,550 +3.4%	$67,600 +3.4%	$72,600 +3.4%	$77,600 +3.4%	$82,600 +3.4%

The 30% limit is HUD's “extremely low income” limit: the higher of 30% of median income or the federal poverty guideline, but never above the 50% limit. That is why it can rise faster than 30% of median for larger households. Tax-credit (LIHTC) properties use separate Multifamily Tax Subsidy Project limits.

Source: HUD Section 8 Income Limits FY2026 (effective May 1, 2026) and FY2025, details.