Giles 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).

$1,1052-bedroom FMR, FY2027

$8451-bedroom FMR, FY2027

$72,00080% income limit, family of 4 (FY2026)

$90,000Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Giles County is $1,105 a month, up 10.4% from $1,001 in FY2026. Giles County belongs to the Giles 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 Giles County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$839	$758	+10.7%	$756 – $922
1 bedroom	$845	$763	+10.7%	$761 – $929
2 bedrooms	$1,105	$1,001	+10.4%	$995 – $1,215
3 bedrooms	$1,317	$1,200	+9.8%	$1,186 – $1,448
4 bedrooms	$1,515	$1,395	+8.6%	$1,364 – $1,666

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 Giles County that is typically $995 to $1,215 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?

$40,110median income of renter households

$862Median gross rent, all units

26%Rent-to-income ratio (median rent ÷ median renter income)

37%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $40,110 can afford about $1,003 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,105 is $102 (10.2%) more than that. To rent a two-bedroom at the FMR, a household needs $44,200 a year under the 30% rule, or $39,780 under the common landlord rule that income must be three times the rent.

Giles County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$862 ±$43
Median income of renter households	$40,110 ±$5,665
Renters paying 30% or more of income (cost-burdened)	37.0% ±7.7
Renters paying 50% or more (severely cost-burdened)	22.0% ±7.3
Renter households (where the share can be computed)	2,695

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$660	$862	+30.6%
Median renter household income	$28,935	$40,110	+38.6%
Renters paying 30%+ of income	43.5%	37.0%	−6.5 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 Giles County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $90,000 (FY2025: $89,200, +0.9%). 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%)	$18,900 +5.3%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$31,500 +5.5%	$36,000 +5.4%	$40,500 +5.5%	$45,000 +5.4%	$48,600 +5.4%	$52,200 +5.5%	$55,800 +5.4%	$59,400 +5.4%
Low income (80%)	$50,400 +5.3%	$57,600 +5.4%	$64,800 +5.4%	$72,000 +5.4%	$77,800 +5.4%	$83,550 +5.4%	$89,300 +5.4%	$95,050 +5.4%

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.