Tipton 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).

$1,3012-bedroom FMR, FY2027

$1,1911-bedroom FMR, FY2027

$74,15080% income limit, family of 4 (FY2026)

$92,700Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Tipton County is $1,301 a month, up 2.1% from $1,274 in FY2026. Tipton County belongs to the Memphis, TN-MS-AR 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 Tipton County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,095	$1,060	+3.3%	$986 – $1,204
1 bedroom	$1,191	$1,154	+3.2%	$1,072 – $1,310
2 bedrooms	$1,301	$1,274	+2.1%	$1,171 – $1,431
3 bedrooms	$1,717	$1,683	+2.0%	$1,546 – $1,888
4 bedrooms	$1,981	$1,959	+1.1%	$1,783 – $2,179

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 Tipton County that is typically $1,171 to $1,431 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?

$46,006median income of renter households

$1,013Median gross rent, all units

26%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 $46,006 can afford about $1,150 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,301 is $151 (13.1%) more than that. To rent a two-bedroom at the FMR, a household needs $52,040 a year under the 30% rule, or $46,836 under the common landlord rule that income must be three times the rent.

Tipton County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,013 ±$55
Median income of renter households	$46,006 ±$7,771
Renters paying 30% or more of income (cost-burdened)	37.6% ±7.4
Renters paying 50% or more (severely cost-burdened)	21.5% ±6.2
Renter households (where the share can be computed)	4,705

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$825	$1,013	+22.8%
Median renter household income	$33,595	$46,006	+36.9%
Renters paying 30%+ of income	45.3%	37.6%	−7.7 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 $1,950 depending on the ZIP code.

All 105 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
38002	$1,570	$1,700	$1,860	$2,460	$2,830
38004	$1,190	$1,300	$1,420	$1,870	$2,160
38011	$930	$1,020	$1,110	$1,470	$1,690
38015	$840	$910	$1,000	$1,310	$1,510
38016	$1,350	$1,460	$1,600	$2,110	$2,440
38017	$1,400	$1,520	$1,660	$2,190	$2,530
38018	$1,500	$1,630	$1,780	$2,350	$2,710
38019	$860	$930	$1,020	$1,350	$1,550
38023	$1,050	$1,140	$1,250	$1,650	$1,900
38027	$1,090	$1,190	$1,300	$1,720	$1,980
38028	$1,190	$1,290	$1,410	$1,860	$2,150
38029	$1,390	$1,510	$1,670	$2,200	$2,570
38036	$1,500	$1,620	$1,780	$2,350	$2,700
38039	$770	$850	$1,000	$1,340	$1,460
38042	$970	$1,030	$1,270	$1,700	$1,770
38046	$810	$870	$1,000	$1,320	$1,460
38048	$880	$960	$1,050	$1,390	$1,600
38049	$960	$1,040	$1,140	$1,500	$1,740
38053	$1,050	$1,140	$1,250	$1,650	$1,900
38054	$1,050	$1,140	$1,250	$1,650	$1,900
38055	$1,090	$1,190	$1,300	$1,720	$1,980
38057	$840	$910	$1,000	$1,310	$1,510
38058	$1,030	$1,120	$1,220	$1,610	$1,860
38060	$1,510	$1,640	$1,790	$2,360	$2,720
38066	$840	$910	$1,000	$1,310	$1,510
38068	$840	$910	$1,000	$1,310	$1,510
38069	$910	$940	$1,170	$1,570	$1,780
38075	$830	$870	$1,080	$1,460	$1,520
38076	$950	$1,030	$1,130	$1,490	$1,720
38083	$1,090	$1,190	$1,300	$1,720	$1,980
38088	$1,090	$1,190	$1,300	$1,720	$1,980
38101	$1,090	$1,190	$1,300	$1,720	$1,980
38103	$1,470	$1,600	$1,750	$2,310	$2,660
38104	$1,220	$1,330	$1,450	$1,910	$2,210
38105	$920	$1,000	$1,090	$1,440	$1,660
38106	$910	$990	$1,080	$1,430	$1,640
38107	$940	$1,020	$1,120	$1,480	$1,700
38108	$850	$920	$1,010	$1,330	$1,540
38109	$910	$990	$1,080	$1,430	$1,640
38111	$1,040	$1,130	$1,240	$1,640	$1,890
38112	$880	$960	$1,050	$1,390	$1,600
38113	$1,090	$1,190	$1,300	$1,720	$1,980
38114	$900	$980	$1,070	$1,410	$1,630
38115	$1,140	$1,240	$1,360	$1,800	$2,070
38116	$1,050	$1,140	$1,250	$1,650	$1,900
38117	$1,270	$1,380	$1,510	$1,990	$2,300
38118	$1,050	$1,140	$1,250	$1,650	$1,900
38119	$1,230	$1,340	$1,460	$1,930	$2,220
38120	$1,410	$1,540	$1,680	$2,220	$2,560
38122	$1,040	$1,130	$1,240	$1,640	$1,890
38124	$1,090	$1,190	$1,300	$1,720	$1,980
38125	$1,340	$1,460	$1,590	$2,100	$2,420
38126	$840	$910	$1,000	$1,310	$1,510
38127	$990	$1,080	$1,180	$1,560	$1,800
38128	$1,140	$1,240	$1,350	$1,780	$2,060
38130	$1,090	$1,190	$1,300	$1,720	$1,980
38131	$1,090	$1,190	$1,300	$1,720	$1,980
38132	$990	$1,070	$1,180	$1,550	$1,790
38133	$1,340	$1,460	$1,590	$2,100	$2,420
38134	$1,070	$1,160	$1,270	$1,680	$1,930
38135	$1,540	$1,670	$1,830	$2,420	$2,790
38137	$1,090	$1,190	$1,300	$1,720	$1,980
38138	$1,570	$1,710	$1,870	$2,470	$2,850
38139	$1,640	$1,780	$1,950	$2,570	$2,970
38141	$1,320	$1,440	$1,570	$2,070	$2,390
38152	$1,040	$1,130	$1,240	$1,640	$1,890
38157	$1,090	$1,190	$1,300	$1,720	$1,980
38166	$1,090	$1,190	$1,300	$1,720	$1,980
38167	$1,090	$1,190	$1,300	$1,720	$1,980
38168	$1,090	$1,190	$1,300	$1,720	$1,980
38173	$1,090	$1,190	$1,300	$1,720	$1,980
38174	$1,090	$1,190	$1,300	$1,720	$1,980
38175	$1,090	$1,190	$1,300	$1,720	$1,980
38177	$1,090	$1,190	$1,300	$1,720	$1,980
38181	$1,090	$1,190	$1,300	$1,720	$1,980
38182	$1,090	$1,190	$1,300	$1,720	$1,980
38183	$1,090	$1,190	$1,300	$1,720	$1,980
38184	$1,090	$1,190	$1,300	$1,720	$1,980
38186	$1,090	$1,190	$1,300	$1,720	$1,980
38187	$1,090	$1,190	$1,300	$1,720	$1,980
38188	$1,090	$1,190	$1,300	$1,720	$1,980
38190	$1,090	$1,190	$1,300	$1,720	$1,980
38611	$1,040	$1,070	$1,340	$1,640	$2,200
38618	$890	$900	$1,170	$1,410	$1,540
38632	$1,120	$1,220	$1,330	$1,760	$2,020
38637	$1,240	$1,350	$1,470	$1,940	$2,240
38641	$990	$1,070	$1,190	$1,540	$1,770
38651	$1,040	$1,140	$1,270	$1,680	$1,960
38654	$1,510	$1,640	$1,790	$2,360	$2,730
38671	$1,220	$1,330	$1,450	$1,910	$2,210
38672	$1,640	$1,780	$1,950	$2,570	$2,970
38680	$1,110	$1,210	$1,320	$1,740	$2,010
72301	$860	$930	$1,020	$1,350	$1,550
72325	$840	$910	$1,000	$1,310	$1,510
72327	$840	$910	$1,000	$1,310	$1,510
72331	$830	$910	$1,000	$1,310	$1,520
72332	$840	$910	$1,000	$1,310	$1,510
72338	$770	$850	$1,000	$1,290	$1,460
72339	$840	$910	$1,000	$1,310	$1,510
72346	$810	$880	$1,000	$1,290	$1,490
72348	$770	$850	$1,000	$1,260	$1,460
72364	$960	$1,040	$1,140	$1,500	$1,740
72376	$840	$910	$1,000	$1,310	$1,510
72384	$840	$910	$1,000	$1,310	$1,510
72386	$760	$850	$1,000	$1,300	$1,460

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

HUD income limits for Tipton County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $92,700 (FY2025: $91,100, +1.8%). 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%)	$19,500 +1.8%	$22,250 +1.6%	$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%)	$32,450 +1.7%	$37,100 +1.8%	$41,750 +1.8%	$46,350 +1.8%	$50,100 +1.8%	$53,800 +1.8%	$57,500 +1.8%	$61,200 +1.7%
Low income (80%)	$51,950 +1.8%	$59,350 +1.7%	$66,750 +1.7%	$74,150 +1.7%	$80,100 +1.7%	$86,050 +1.7%	$91,950 +1.7%	$97,900 +1.7%

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.