Average Rent in Tennessee (2026) — HUD Fair Market Rents
The average two-bedroom rent in Tennessee is $1,335 per month by HUD's FY 2026 Fair Market Rent data (population-weighted); two-bedroom FMRs range from $925 to $1,730 across 72 rent areas.
Fair Market Rent is HUD's annual estimate of what a modest rental costs in each local market — the 40th percentile of gross rents (rent plus tenant-paid utilities) for recent movers, published for studio through four-bedroom units and used to set Section 8 / Housing Choice Voucher payment standards. FMRs are a federal benchmark, not an asking-rent average: use them to sanity-check your pricing (statewide, Tennessee's typical two-bedroom FMR moved -3.0% versus FY 2025).
All 72 Tennessee FMR areas
Sorted by two-bedroom rent, highest first. 21 metro areas; the rest are non-metro county areas. "vs FY 2025" is the two-bedroom change from last year's FMR for the same area.
| Area | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2 BR vs FY 2025 |
|---|---|---|---|---|---|---|
Nashville-Davidson--Murfreesboro--Franklin, TN HUD Metro FMR Area Metro 10 countiesCannon County · Cheatham County · Davidson County · Dickson County · Robertson County · Rutherford County · Sumner County · Trousdale County · Williamson County · Wilson County | $1,507 | $1,578 | $1,730 | $2,211 | $2,696 | -5.3% |
Knoxville, TN HUD Metro FMR Area Metro 5 countiesAnderson County · Blount County · Knox County · Loudon County · Union County | $1,177 | $1,184 | $1,471 | $1,864 | $2,172 | -5.0% |
Chattanooga, TN-GA MSA Metro 3 countiesHamilton County · Marion County · Sequatchie County | $1,211 | $1,263 | $1,390 | $1,734 | $1,853 | -2.5% |
| Maury County, TN HUD Metro FMR Area Metro | $1,131 | $1,138 | $1,349 | $1,701 | $1,912 | -8.5% |
| Clarksville, TN-KY HUD Metro FMR Area Metro | $1,090 | $1,094 | $1,346 | $1,871 | $2,258 | +9.5% |
Memphis, TN-MS-AR HUD Metro FMR Area Metro 3 countiesFayette County · Shelby County · Tipton County | $1,060 | $1,154 | $1,274 | $1,683 | $1,959 | -6.0% |
Jackson, TN HUD Metro FMR Area Metro 2 countiesChester County · Madison County | $869 | $960 | $1,260 | $1,677 | $1,758 | +1.9% |
Cleveland, TN MSA Metro 2 countiesBradley County · Polk County | $850 | $940 | $1,233 | $1,584 | $1,633 | +1.9% |
| Sevier County, TN Non-metro | $883 | $973 | $1,159 | $1,522 | $1,535 | +0.9% |
Morristown, TN HUD Metro FMR Area Metro 2 countiesHamblen County · Jefferson County | $881 | $887 | $1,135 | $1,444 | $1,827 | +6.2% |
Johnson City, TN MSA Metro 3 countiesCarter County · Unicoi County · Washington County | $887 | $893 | $1,132 | $1,398 | $1,548 | +1.2% |
| Roane County, TN HUD Metro FMR Area Metro | $912 | $918 | $1,092 | $1,432 | $1,832 | 0.0% |
| Crockett County, TN HUD Metro FMR Area Metro | $753 | $842 | $1,083 | $1,389 | $1,615 | +0.9% |
| Smith County, TN HUD Metro FMR Area Metro | $796 | $801 | $1,051 | $1,368 | $1,392 | +0.4% |
Kingsport-Bristol, TN-VA MSA Metro 2 countiesHawkins County · Sullivan County | $720 | $818 | $1,044 | $1,338 | $1,464 | +0.1% |
| Marshall County, TN Non-metro | $788 | $793 | $1,041 | $1,373 | $1,378 | +0.3% |
| Bedford County, TN Non-metro | $796 | $928 | $1,017 | $1,414 | $1,641 | +0.4% |
| Putnam County, TN Non-metro | $752 | $818 | $1,014 | $1,409 | $1,557 | -1.3% |
| Stewart County, TN HUD Metro FMR Area Metro | $692 | $815 | $1,004 | $1,396 | $1,684 | +10.2% |
| Giles County, TN Non-metro | $758 | $763 | $1,001 | $1,200 | $1,395 | +3.5% |
| Hickman County, TN HUD Metro FMR Area Metro | $827 | $832 | $992 | $1,277 | $1,664 | — |
| White County, TN Non-metro | $751 | $756 | $992 | $1,240 | $1,579 | -1.1% |
| Morgan County, TN HUD Metro FMR Area Metro | $748 | $753 | $988 | $1,303 | $1,308 | +2.4% |
| Franklin County, TN Non-metro | $742 | $747 | $980 | $1,307 | $1,622 | +3.4% |
| Bledsoe County, TN Non-metro | $738 | $743 | $975 | $1,169 | $1,636 | +8.5% |
| Macon County, TN HUD Metro FMR Area Metro | $847 | $887 | $972 | $1,290 | $1,504 | -7.1% |
| Warren County, TN Non-metro | $730 | $735 | $964 | $1,156 | $1,276 | +3.2% |
| Coffee County, TN Non-metro | $775 | $780 | $959 | $1,281 | $1,363 | -2.8% |
| Pickett County, TN Non-metro | $725 | $730 | $958 | $1,149 | $1,335 | +2.6% |
| Humphreys County, TN Non-metro | $723 | $728 | $955 | $1,189 | $1,331 | +6.2% |
| DeKalb County, TN Non-metro | $722 | $726 | $953 | $1,143 | $1,532 | +1.7% |
| Henry County, TN Non-metro | $719 | $723 | $949 | $1,138 | $1,322 | +1.3% |
| Campbell County, TN HUD Metro FMR Area Metro | $717 | $722 | $947 | $1,249 | $1,254 | -1.6% |
| Cumberland County, TN Non-metro | $719 | $723 | $942 | $1,304 | $1,354 | +4.3% |
| Grainger County, TN HUD Metro FMR Area Metro | $712 | $717 | $941 | $1,241 | $1,246 | — |
| Lawrence County, TN Non-metro | $711 | $716 | $939 | $1,126 | $1,243 | +1.1% |
| Gibson County, TN HUD Metro FMR Area Metro | $645 | $706 | $927 | $1,289 | $1,555 | +2.5% |
| McMinn County, TN Non-metro | $725 | $845 | $926 | $1,151 | $1,226 | -2.1% |
| Benton County, TN Non-metro | $700 | $705 | $925 | $1,286 | $1,402 | +2.9% |
| Carroll County, TN Non-metro | $724 | $746 | $925 | $1,151 | $1,480 | +2.9% |
| Claiborne County, TN Non-metro | $724 | $844 | $925 | $1,155 | $1,277 | +2.9% |
| Clay County, TN Non-metro | $700 | $705 | $925 | $1,286 | $1,289 | +2.9% |
| Cocke County, TN Non-metro | $643 | $742 | $925 | $1,209 | $1,225 | +2.9% |
| Decatur County, TN Non-metro | $724 | $736 | $925 | $1,286 | $1,289 | +2.9% |
| Dyer County, TN Non-metro | $724 | $778 | $925 | $1,220 | $1,225 | +2.9% |
| Fentress County, TN Non-metro | $700 | $705 | $925 | $1,204 | $1,290 | +2.9% |
| Greene County, TN Non-metro | $638 | $797 | $925 | $1,279 | $1,420 | +2.9% |
| Grundy County, TN Non-metro | $724 | $844 | $925 | $1,162 | $1,289 | +2.9% |
| Hancock County, TN Non-metro | $724 | $844 | $925 | $1,109 | $1,225 | +2.9% |
| Hardeman County, TN Non-metro | $700 | $705 | $925 | $1,286 | $1,348 | +2.9% |
| Hardin County, TN Non-metro | $700 | $705 | $925 | $1,220 | $1,225 | +2.9% |
| Haywood County, TN Non-metro | $700 | $705 | $925 | $1,226 | $1,417 | +2.9% |
| Henderson County, TN Non-metro | $724 | $742 | $925 | $1,178 | $1,289 | +2.4% |
| Houston County, TN Non-metro | $724 | $726 | $925 | $1,253 | $1,552 | +2.9% |
| Jackson County, TN Non-metro | $700 | $705 | $925 | $1,217 | $1,289 | +2.9% |
| Johnson County, TN Non-metro | $724 | $844 | $925 | $1,273 | $1,289 | +2.9% |
| Lake County, TN Non-metro | $700 | $705 | $925 | $1,174 | $1,289 | +2.9% |
| Lauderdale County, TN Non-metro | $706 | $710 | $925 | $1,239 | $1,474 | +2.9% |
| Lewis County, TN Non-metro | $724 | $844 | $925 | $1,286 | $1,552 | +2.9% |
| Lincoln County, TN Non-metro | $724 | $844 | $925 | $1,286 | $1,289 | +2.9% |
| McNairy County, TN Non-metro | $724 | $742 | $925 | $1,286 | $1,442 | +2.9% |
| Meigs County, TN Non-metro | $700 | $705 | $925 | $1,227 | $1,289 | +2.9% |
| Monroe County, TN Non-metro | $684 | $764 | $925 | $1,220 | $1,225 | +2.9% |
| Moore County, TN Non-metro | $724 | $742 | $925 | $1,282 | $1,289 | +0.5% |
| Obion County, TN Non-metro | $722 | $727 | $925 | $1,187 | $1,225 | +2.9% |
| Overton County, TN Non-metro | $724 | $742 | $925 | $1,165 | $1,225 | +2.9% |
| Perry County, TN Non-metro | $724 | $818 | $925 | $1,109 | $1,340 | +2.0% |
| Rhea County, TN Non-metro | $700 | $705 | $925 | $1,220 | $1,225 | +2.9% |
| Scott County, TN Non-metro | $724 | $762 | $925 | $1,159 | $1,552 | +2.9% |
| Van Buren County, TN Non-metro | $700 | $705 | $925 | $1,198 | $1,289 | +2.9% |
| Wayne County, TN Non-metro | $700 | $705 | $925 | $1,109 | $1,289 | +2.9% |
| Weakley County, TN Non-metro | $705 | $710 | $925 | $1,119 | $1,552 | +2.9% |
Download this table as CSV — every area, studio through 4-bedroom, with county lists and year-over-year change.
About this data
Source: HUD FY 2026 Fair Market Rents, county-level file (revised), published at huduser.gov — a U.S. government work in the public domain, republished here unmodified. The typical-rent figure is the population-weighted average across the areas above (county populations from HUD's file); year-over-year comparisons match each area with last year's file by HUD area code. Effective October 1, 2025 through September 30, 2026; last regenerated from HUD's file on 2026-07-20. FMRs cap what a housing authority can pay under the voucher program; your local Public Housing Authority's payment standard may be set between 90% and 110% of FMR. Full method notes: how the rent figures are computed.
Related on Landlord Atlas
- Tennessee landlord-tenant laws — security deposits, rent increase notice, late fees, and entry rules, cited to statute.
- Rental profitability calculator — test a Tennessee property's cash flow against its county's FMR.
- Rent increase notice creator — moving rent toward market? Generate a state-aware notice.