Macon 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).

$9952-bedroom FMR, FY2027

$9141-bedroom FMR, FY2027

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

$77,500Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Macon County is $995 a month, up 2.4% from $972 in FY2026. Macon County belongs to the Macon 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 Macon County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$877	$847	+3.5%	$790 – $964
1 bedroom	$914	$887	+3.0%	$823 – $1,005
2 bedrooms	$995	$972	+2.4%	$896 – $1,094
3 bedrooms	$1,319	$1,290	+2.2%	$1,188 – $1,450
4 bedrooms	$1,537	$1,504	+2.2%	$1,384 – $1,690

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 Macon County that is typically $896 to $1,094 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?

$45,401median income of renter households

$846Median gross rent, all units

22%Rent-to-income ratio (median rent ÷ median renter income)

42%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $45,401 can afford about $1,135 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $995 is $140 (12.3%) less than that. To rent a two-bedroom at the FMR, a household needs $39,800 a year under the 30% rule, or $35,820 under the common landlord rule that income must be three times the rent.

Macon County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$846 ±$33
Median income of renter households	$45,401 ±$8,437
Renters paying 30% or more of income (cost-burdened)	41.8% ±10.9
Renters paying 50% or more (severely cost-burdened)	19.2% ±7.3
Renter households (where the share can be computed)	2,198

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$673	$846	+25.7%
Median renter household income	$26,893	$45,401	+68.8%
Renters paying 30%+ of income	48.5%	41.8%	−6.7 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 $1,450 depending on the ZIP code.

All 8 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
37022	$1,260	$1,310	$1,450	$1,830	$2,250
37057	$1,120	$1,150	$1,310	$1,680	$1,960
37074	$1,040	$1,060	$1,190	$1,500	$1,820
37083	$900	$940	$1,020	$1,350	$1,580
37145	$770	$800	$1,000	$1,240	$1,360
37150	$840	$860	$1,000	$1,330	$1,480
37186	$1,040	$1,080	$1,190	$1,530	$1,830
38588	$770	$800	$1,000	$1,360	$1,360

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

HUD income limits for Macon County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $77,500 (FY2025: $77,600, −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 +0.3%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$48,400 +0.5%	$51,500 +0.5%
Very low income (50%)	$27,300 +0.4%	$31,200 +0.5%	$35,100 +0.4%	$39,000 +0.5%	$42,150 +0.5%	$45,250 +0.4%	$48,400 +0.5%	$51,500 +0.5%
Low income (80%)	$43,700 +0.5%	$49,950 +0.5%	$56,200 +0.5%	$62,400 +0.5%	$67,400 +0.4%	$72,400 +0.5%	$77,400 +0.5%	$82,400 +0.5%

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.