FMR Lookup › Tennessee › Memphis
Section 8 Fair Market Rent in Memphis, TN-AR-MS (FY2026)
HUD's official FY2026 Fair Market Rents for the Memphis, TN-MS-AR HUD Metro FMR Area, by bedroom count. These figures set the baseline for what the Housing Choice Voucher program pays landlords in this area.
| Unit size | FY2026 FMR | Payment standard range (90–110%) |
|---|---|---|
| Studio / efficiency | $1,060 | $954 – $1,166 |
| 1 bedroom | $1,154 | $1,039 – $1,269 |
| 2 bedrooms | $1,274 | $1,147 – $1,401 |
| 3 bedrooms | $1,683 | $1,515 – $1,851 |
| 4 bedrooms | $1,959 | $1,763 – $2,155 |
Source: HUD User — FY 2026 Fair Market Rents. FY2026 FMRs are effective October 1, 2025. Retrieved 2026-06-11.
How this market compares
The 2-bedroom FMR here is $1,274 — 37% above the Tennessee median of $933 across all 72 FMR areas in the state.
Counties and towns covered
The Memphis, TN-AR-MS FMR area is a metro area covering: Crittenden County, DeSoto County, Fayette County, Shelby County, Tipton County. One FMR applies across the whole area — HUD does not publish separate figures per city or ZIP here (some large metros have Small Area FMRs by ZIP; check with the local housing authority).
What a landlord actually collects
FMR is the baseline, not the contract rent. The local housing authority sets a payment standard between 90% and 110% of FMR (the range in the table above), and your unit must pass a rent-reasonableness comparison against similar unassisted rentals nearby. The voucher then covers the gap between the tenant's share (roughly 30% of their income) and the approved rent.
Run the numbers for a deal in Memphis: Section 8 vs market rent, DSCR, or cash-on-cash return.
Comparable Tennessee markets by 2BR FMR
| FMR area | 1 BR | 2 BR | 3 BR |
|---|---|---|---|
| Jackson | $960 | $1,260 | $1,677 |
| Cleveland | $940 | $1,233 | $1,584 |
| Clarksville | $1,094 | $1,346 | $1,871 |
| Maury County | $1,138 | $1,349 | $1,701 |
| Sevier County | $973 | $1,159 | $1,522 |
| Chattanooga | $1,263 | $1,390 | $1,734 |
Informational only — not financial, legal, or lending advice. Confirm current payment standards with the housing authority serving Memphis.