Henry 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).

$1,0112-bedroom FMR, FY2027

$7731-bedroom FMR, FY2027

$62,40080% income limit, family of 4 (FY2026)

$70,500Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Henry County is $1,011 a month, up 6.5% from $949 in FY2026. Henry County belongs to the Henry 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 Henry County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$704	$719	−2.1%	$634 – $774
1 bedroom	$773	$723	+6.9%	$696 – $850
2 bedrooms	$1,011	$949	+6.5%	$910 – $1,112
3 bedrooms	$1,205	$1,138	+5.9%	$1,085 – $1,325
4 bedrooms	$1,690	$1,322	+27.8%	$1,521 – $1,859

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 Henry County that is typically $910 to $1,112 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?

$32,966median income of renter households

$761Median gross rent, all units

28%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 $32,966 can afford about $824 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,011 is $187 (22.7%) more than that. To rent a two-bedroom at the FMR, a household needs $40,440 a year under the 30% rule, or $36,396 under the common landlord rule that income must be three times the rent.

Henry County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$761 ±$49
Median income of renter households	$32,966 ±$4,628
Renters paying 30% or more of income (cost-burdened)	36.9% ±5.2
Renters paying 50% or more (severely cost-burdened)	17.7% ±4.7
Renter households (where the share can be computed)	2,953

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$643	$761	+18.4%
Median renter household income	$23,813	$32,966	+38.4%
Renters paying 30%+ of income	49.5%	36.9%	−12.6 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 Henry County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $70,500 (FY2025: $70,600, −0.1%). 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%)	$16,400 +4.1%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$48,400 +4.2%	$51,500 +4.1%
Very low income (50%)	$27,300 +4.0%	$31,200 +4.2%	$35,100 +4.0%	$39,000 +4.1%	$42,150 +4.2%	$45,250 +4.1%	$48,400 +4.2%	$51,500 +4.1%
Low income (80%)	$43,700 +4.2%	$49,950 +4.2%	$56,200 +4.2%	$62,400 +4.2%	$67,400 +4.2%	$72,400 +4.2%	$77,400 +4.2%	$82,400 +4.2%

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.