Morgan 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

$7611-bedroom FMR, FY2027

$66,00080% income limit, family of 4 (FY2026)

$82,500Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Morgan County is $995 a month, up 0.7% from $988 in FY2026. Morgan County belongs to the Morgan 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 Morgan County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$756	$748	+1.1%	$681 – $831
1 bedroom	$761	$753	+1.1%	$685 – $837
2 bedrooms	$995	$988	+0.7%	$896 – $1,094
3 bedrooms	$1,378	$1,303	+5.8%	$1,241 – $1,515
4 bedrooms	$1,401	$1,308	+7.1%	$1,261 – $1,541

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 Morgan 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?

$45,045median income of renter households

$770Median gross rent, all units

21%Rent-to-income ratio (median rent ÷ median renter income)

44%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $45,045 can afford about $1,126 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $995 is $131 (11.6%) 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.

Morgan County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$770 ±$105
Median income of renter households	$45,045 ±$17,493
Renters paying 30% or more of income (cost-burdened)	44.3% ±5.4
Renters paying 50% or more (severely cost-burdened)	18.8% ±9.4
Renter households (where the share can be computed)	819

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$683	$770	+12.7%
Median renter household income	$27,549	$45,045	+63.5%
Renters paying 30%+ of income	54.1%	44.3%	−9.8 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 $1,290 depending on the ZIP code.

All 12 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
37719	$840	$840	$1,040	$1,380	$1,580
37726	$850	$850	$1,110	$1,470	$1,570
37733	$760	$760	$1,000	$1,380	$1,410
37748	$840	$850	$1,040	$1,380	$1,650
37770	$810	$810	$1,060	$1,450	$1,500
37829	$980	$990	$1,290	$1,790	$1,820
37840	$830	$830	$1,040	$1,380	$1,480
37845	$820	$820	$1,030	$1,380	$1,460
37852	$860	$900	$1,120	$1,460	$1,740
37854	$850	$850	$1,050	$1,400	$1,530
37872	$920	$930	$1,210	$1,660	$1,720
37887	$760	$760	$1,000	$1,380	$1,400

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

HUD income limits for Morgan County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $82,500 (FY2025: $79,900, +3.3%). 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%)	$17,350 +7.1%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +4.8%	$54,450 +7.2%
Very low income (50%)	$28,900 +7.2%	$33,000 +7.1%	$37,150 +7.2%	$41,250 +7.1%	$44,550 +7.1%	$47,850 +7.2%	$51,150 +7.1%	$54,450 +7.2%
Low income (80%)	$46,200 +7.1%	$52,800 +7.1%	$59,400 +7.1%	$66,000 +7.1%	$71,300 +7.1%	$76,600 +7.1%	$81,850 +7.1%	$87,150 +7.1%

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.