Hickman 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).

$1,0282-bedroom FMR, FY2027

$7861-bedroom FMR, FY2027

$63,10080% income limit, family of 4 (FY2026)

$78,900Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Hickman County is $1,028 a month, up 3.6% from $992 in FY2026. Hickman County belongs to the Hickman County, TN HUD Metro FMR Area FMR area, 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 Hickman County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$781	$827	−5.6%	$703 – $859
1 bedroom	$786	$832	−5.5%	$708 – $864
2 bedrooms	$1,028	$992	+3.6%	$926 – $1,130
3 bedrooms	$1,312	$1,277	+2.7%	$1,181 – $1,443
4 bedrooms	$1,669	$1,664	+0.3%	$1,503 – $1,835

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 Hickman County that is typically $926 to $1,130 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?

$43,654median income of renter households

$893Median gross rent, all units

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

38%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $43,654 can afford about $1,091 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,028 is $63 (5.8%) less than that. To rent a two-bedroom at the FMR, a household needs $41,120 a year under the 30% rule, or $37,008 under the common landlord rule that income must be three times the rent.

Hickman County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$893 ±$78
Median income of renter households	$43,654 ±$15,348
Renters paying 30% or more of income (cost-burdened)	38.4% ±9.5
Renters paying 50% or more (severely cost-burdened)	11.0% ±6.4
Renter households (where the share can be computed)	1,760

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$708	$893	+26.1%
Median renter household income	$26,815	$43,654	+62.8%
Renters paying 30%+ of income	49.5%	38.4%	−11.1 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.

Small Area FMRs by ZIP code (FY2027)

In metro areas HUD also publishes ZIP-level Small Area Fair Market Rents. Housing authorities in designated areas must use them for voucher payment standards; others may opt in. Here the two-bedroom SAFMR ranges from $1,000 to $1,570 depending on the ZIP code.

All 15 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
37025	$1,040	$1,060	$1,190	$1,500	$1,820
37033	$860	$870	$1,130	$1,440	$1,840
37055	$1,150	$1,200	$1,310	$1,680	$2,040
37078	$1,200	$1,250	$1,570	$1,900	$2,240
37096	$760	$910	$1,000	$1,190	$1,660
37097	$810	$970	$1,060	$1,260	$1,770
37098	$760	$760	$1,000	$1,270	$1,620
37101	$1,040	$1,060	$1,190	$1,500	$1,820
37137	$760	$770	$1,000	$1,270	$1,620
37140	$850	$870	$1,120	$1,390	$1,720
38454	$1,020	$1,030	$1,220	$1,540	$1,820
38461	$1,020	$1,030	$1,220	$1,540	$1,730
38462	$830	$990	$1,080	$1,500	$1,810
38476	$1,200	$1,240	$1,440	$1,840	$2,270
38487	$1,210	$1,240	$1,400	$1,780	$2,170

Source: HUD FY2027 Small Area FMRs (effective October 1, 2026).

HUD income limits for Hickman County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $78,900 (FY2025: $72,600, +8.7%). 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%)	$16,600 +4.7%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$48,950 +4.8%	$52,100 +4.8%
Very low income (50%)	$27,650 +4.9%	$31,600 +5.0%	$35,550 +4.9%	$39,450 +4.8%	$42,650 +4.8%	$45,800 +4.8%	$48,950 +4.8%	$52,100 +4.8%
Low income (80%)	$44,200 +4.7%	$50,500 +4.8%	$56,800 +4.7%	$63,100 +4.7%	$68,150 +4.7%	$73,200 +4.7%	$78,250 +4.7%	$83,300 +4.7%

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.