Williamson 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).

$1,7982-bedroom FMR, FY2027

$1,6501-bedroom FMR, FY2027

$92,90080% income limit, family of 4 (FY2026)

$116,100Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Williamson County is $1,798 a month, up 3.9% from $1,730 in FY2026. Williamson County belongs to the Nashville-Davidson--Murfreesboro--Franklin, 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 Williamson County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,585	$1,507	+5.2%	$1,427 – $1,743
1 bedroom	$1,650	$1,578	+4.6%	$1,485 – $1,815
2 bedrooms	$1,798	$1,730	+3.9%	$1,619 – $1,977
3 bedrooms	$2,309	$2,211	+4.4%	$2,079 – $2,539
4 bedrooms	$2,799	$2,696	+3.8%	$2,520 – $3,078

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 Williamson County that is typically $1,619 to $1,977 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?

$82,763median income of renter households

$1,969Median gross rent, all units

29%Rent-to-income ratio (median rent ÷ median renter income)

49%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $82,763 can afford about $2,069 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,798 is $271 (13.1%) less than that. To rent a two-bedroom at the FMR, a household needs $71,920 a year under the 30% rule, or $64,728 under the common landlord rule that income must be three times the rent.

Williamson County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,969 ±$53
Median income of renter households	$82,763 ±$6,094
Renters paying 30% or more of income (cost-burdened)	48.8% ±4.0
Renters paying 50% or more (severely cost-burdened)	21.1% ±3.0
Renter households (where the share can be computed)	18,454

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$1,500	$1,969	+31.3%
Median renter household income	$65,341	$82,763	+26.7%
Renters paying 30%+ of income	42.4%	48.8%	+6.4 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 $1,050 to $2,700 depending on the ZIP code.

All 125 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
37010	$1,040	$1,060	$1,230	$1,670	$2,020
37011	$1,620	$1,690	$1,840	$2,360	$2,860
37012	$1,040	$1,060	$1,190	$1,500	$1,820
37013	$1,690	$1,760	$1,920	$2,470	$2,990
37014	$2,040	$2,120	$2,320	$2,970	$3,600
37015	$1,350	$1,410	$1,540	$1,980	$2,400
37016	$1,190	$1,240	$1,350	$1,730	$2,100
37018	$1,180	$1,270	$1,410	$1,850	$2,170
37020	$1,170	$1,370	$1,490	$2,040	$2,470
37022	$1,260	$1,310	$1,450	$1,830	$2,250
37024	$1,620	$1,690	$1,840	$2,360	$2,860
37025	$1,040	$1,060	$1,190	$1,500	$1,820
37026	$1,040	$1,060	$1,190	$1,500	$1,820
37027	$2,200	$2,290	$2,500	$3,210	$3,890
37029	$1,070	$1,110	$1,210	$1,550	$1,880
37031	$1,190	$1,230	$1,350	$1,730	$2,090
37032	$1,090	$1,140	$1,240	$1,590	$1,930
37035	$1,380	$1,440	$1,570	$2,030	$2,460
37036	$1,040	$1,060	$1,190	$1,500	$1,820
37037	$2,000	$2,080	$2,270	$2,910	$3,530
37043	$1,120	$1,130	$1,380	$1,890	$2,310
37046	$1,660	$1,730	$1,930	$2,490	$2,960
37048	$1,050	$1,090	$1,190	$1,530	$1,850
37049	$1,150	$1,190	$1,300	$1,670	$2,020
37051	$1,040	$1,060	$1,190	$1,500	$1,820
37052	$1,040	$1,060	$1,190	$1,540	$1,870
37055	$1,150	$1,200	$1,310	$1,680	$2,040
37056	$1,090	$1,140	$1,240	$1,590	$1,930
37057	$1,120	$1,150	$1,310	$1,680	$1,960
37060	$1,420	$1,510	$1,640	$2,130	$2,580
37062	$1,430	$1,490	$1,620	$2,080	$2,520
37064	$1,970	$2,050	$2,230	$2,860	$3,470
37065	$2,030	$2,110	$2,300	$2,950	$3,580
37066	$1,490	$1,550	$1,690	$2,170	$2,630
37067	$2,000	$2,080	$2,270	$2,910	$3,530
37068	$2,030	$2,110	$2,300	$2,950	$3,580
37069	$2,260	$2,350	$2,560	$3,290	$3,990
37070	$1,620	$1,690	$1,840	$2,360	$2,860
37072	$1,460	$1,520	$1,660	$2,130	$2,580
37073	$1,200	$1,250	$1,360	$1,750	$2,120
37074	$1,040	$1,060	$1,190	$1,500	$1,820
37075	$1,670	$1,730	$1,890	$2,430	$2,940
37076	$1,620	$1,690	$1,840	$2,360	$2,860
37077	$1,450	$1,510	$1,640	$2,110	$2,550
37080	$1,070	$1,110	$1,210	$1,550	$1,880
37082	$1,390	$1,450	$1,580	$2,030	$2,460
37085	$1,410	$1,470	$1,600	$2,050	$2,490
37086	$1,830	$1,910	$2,080	$2,670	$3,240
37087	$1,230	$1,280	$1,400	$1,800	$2,170
37088	$1,500	$1,560	$1,700	$2,180	$2,650
37089	$1,530	$1,590	$1,730	$2,220	$2,690
37090	$1,500	$1,560	$1,700	$2,180	$2,640
37095	$1,040	$1,060	$1,190	$1,500	$1,820
37101	$1,040	$1,060	$1,190	$1,500	$1,820
37110	$800	$800	$1,050	$1,250	$1,380
37115	$1,470	$1,530	$1,670	$2,140	$2,600
37116	$1,620	$1,690	$1,840	$2,360	$2,860
37118	$1,110	$1,160	$1,260	$1,620	$1,960
37121	$1,500	$1,560	$1,700	$2,180	$2,650
37122	$2,010	$2,090	$2,280	$2,930	$3,550
37127	$1,420	$1,480	$1,610	$2,070	$2,510
37128	$1,650	$1,720	$1,870	$2,400	$2,910
37129	$1,680	$1,750	$1,910	$2,450	$2,970
37130	$1,380	$1,430	$1,560	$2,000	$2,430
37131	$1,530	$1,590	$1,730	$2,220	$2,690
37132	$1,380	$1,430	$1,560	$2,000	$2,430
37133	$1,530	$1,590	$1,730	$2,220	$2,690
37135	$2,380	$2,480	$2,700	$3,470	$4,200
37138	$1,630	$1,700	$1,850	$2,380	$2,880
37141	$1,250	$1,300	$1,420	$1,820	$2,210
37143	$1,330	$1,390	$1,510	$1,940	$2,350
37146	$1,590	$1,650	$1,800	$2,310	$2,800
37148	$1,140	$1,180	$1,290	$1,660	$2,010
37149	$1,210	$1,260	$1,370	$1,760	$2,130
37152	$1,270	$1,320	$1,440	$1,850	$2,240
37153	$1,510	$1,580	$1,730	$2,210	$2,700
37160	$1,040	$1,060	$1,190	$1,550	$1,870
37165	$1,040	$1,060	$1,190	$1,500	$1,820
37166	$1,040	$1,060	$1,190	$1,500	$1,820
37167	$1,450	$1,510	$1,650	$2,120	$2,570
37171	$1,040	$1,060	$1,190	$1,510	$1,830
37172	$1,270	$1,320	$1,440	$1,850	$2,240
37174	$1,870	$1,930	$2,120	$2,710	$3,280
37179	$2,150	$2,240	$2,440	$3,130	$3,800
37180	$1,040	$1,060	$1,190	$1,500	$1,820
37181	$1,040	$1,060	$1,190	$1,500	$1,820
37184	$1,040	$1,060	$1,190	$1,500	$1,820
37186	$1,040	$1,080	$1,190	$1,530	$1,830
37187	$1,040	$1,070	$1,190	$1,500	$1,820
37188	$1,500	$1,560	$1,700	$2,180	$2,650
37189	$1,410	$1,470	$1,600	$2,050	$2,490
37190	$1,040	$1,060	$1,190	$1,500	$1,820
37201	$2,060	$2,150	$2,340	$3,000	$3,640
37202	$1,620	$1,690	$1,840	$2,360	$2,860
37203	$1,890	$1,960	$2,140	$2,750	$3,330
37204	$2,030	$2,110	$2,300	$2,950	$3,580
37205	$1,990	$2,070	$2,260	$2,900	$3,520
37206	$1,650	$1,720	$1,870	$2,400	$2,910
37207	$1,320	$1,380	$1,500	$1,930	$2,340
37208	$1,710	$1,780	$1,940	$2,490	$3,020
37209	$1,790	$1,860	$2,030	$2,610	$3,160
37210	$1,460	$1,520	$1,660	$2,130	$2,580
37211	$1,640	$1,710	$1,860	$2,390	$2,900
37212	$1,670	$1,730	$1,890	$2,430	$2,940
37213	$1,640	$1,710	$1,870	$2,390	$2,900
37214	$1,810	$1,880	$2,050	$2,630	$3,190
37215	$1,980	$2,060	$2,240	$2,880	$3,490
37216	$1,650	$1,720	$1,870	$2,400	$2,910
37217	$1,640	$1,710	$1,860	$2,390	$2,900
37218	$1,520	$1,580	$1,720	$2,210	$2,680
37219	$2,260	$2,350	$2,560	$3,290	$3,990
37220	$1,940	$2,010	$2,230	$2,810	$3,460
37221	$1,880	$1,960	$2,130	$2,740	$3,320
37222	$1,620	$1,690	$1,840	$2,360	$2,860
37224	$1,620	$1,690	$1,840	$2,360	$2,860
37228	$1,550	$1,620	$1,760	$2,260	$2,740
37229	$1,620	$1,690	$1,840	$2,360	$2,860
37232	$1,620	$1,690	$1,840	$2,360	$2,860
37236	$1,620	$1,690	$1,840	$2,360	$2,860
37238	$1,620	$1,690	$1,840	$2,360	$2,860
37243	$1,620	$1,690	$1,840	$2,360	$2,860
37246	$1,620	$1,690	$1,840	$2,360	$2,860
37357	$1,040	$1,060	$1,190	$1,500	$1,820
38401	$1,200	$1,230	$1,360	$1,730	$2,100
38476	$1,200	$1,240	$1,440	$1,840	$2,270

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

HUD income limits for Williamson County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $116,100 (FY2025: $114,800, +1.1%). 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%)	$24,400 +1.0%	$27,900 +1.1%	$31,400 +1.1%	$34,850 +1.2%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$40,650 +1.1%	$46,450 +1.1%	$52,250 +1.1%	$58,050 +1.1%	$62,700 +1.1%	$67,350 +1.1%	$72,000 +1.1%	$76,650 +1.1%
Low income (80%)	$65,050 +1.2%	$74,350 +1.2%	$83,650 +1.1%	$92,900 +1.1%	$100,350 +1.2%	$107,800 +1.2%	$115,200 +1.1%	$122,650 +1.2%

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.