Below-median FMR - Memphis, TN-MS-AR HUD Metro FMR Area
HUD FY2026 2-BR Fair Market Rent for Memphis, TN-MS-AR HUD Metro FMR Area is $1,274/month - 48th percentile of 396 published metro FMR areas (#189 cheapest→expensive) ; voucher vs ACS median: 18.2% above market ; FMR rows touch Crittenden County, DeSoto County, Fayette County, Shelby County, Tipton County .
Geography note: HUD divides this CBSA into 5 separate Fair Market Rent areas, each with its own rent schedule. The amounts above are for Memphis, TN-MS-AR HUD Metro FMR Area only, not the whole metro.
Lower-half placement for Memphis, TN-MS-AR HUD Metro FMR Area
Below the national median. Ladder neighbors: Dayton-Kettering-Beavercreek, OH MSA; Abilene, TX MSA; Columbia, SC HUD Metro FMR Area; Lexington-Fayette, KY MSA .
High-FMR contrast (not peers): Fort Lauderdale, FL HUD Metro FMR Area, Martin County, TX HUD Metro FMR Area, Minneapolis-St. Paul-Bloomington, MN-WI HUD Metro FMR Area, Modesto, CA MSA, Nashua, NH HUD Metro FMR Area, Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area .
TN-state FMR neighbors for Memphis, TN-MS-AR HUD Metro FMR Area
Closest 2-BR amounts inside TN: Jackson, TN HUD Metro FMR Area ($1,260); Cleveland, TN MSA ($1,233); Clarksville, TN-KY HUD Metro FMR Area ($1,346); Chattanooga, TN-GA MSA ($1,390); Morristown, TN HUD Metro FMR Area ($1,135); Johnson City, TN MSA ($1,132); Knoxville, TN HUD Metro FMR Area ($1,471); Kingsport-Bristol, TN-VA MSA ($1,044) . Alphabetical “nearby” lists are intentionally not used here - amount proximity is the comparison that matters for payment standards.
What are the HUD FY2026 bedroom FMRs for Memphis, TN-MS-AR HUD Metro FMR Area?
| Size | HUD FMR |
|---|---|
| Studio | $1,060/mo |
| 1-BR | $1,154/mo |
| 2-BR | $1,274/mo |
| 3-BR | $1,683/mo |
| 4-BR | $1,959/mo |
Section 8 payment standard range for Memphis, TN-MS-AR HUD Metro FMR Area
HUD lets each Public Housing Authority set its payment standard between 90% and 110% of the published Fair Market Rent for the bedroom size served. These dollar amounts are derived from HUD FY2026 FMR for Memphis, TN-MS-AR HUD Metro FMR Area; your PHA may choose a figure inside this band. This is not a quote for a specific unit, availability, or waitlist status.
| Size | HUD FMR | 90% floor | 110% ceiling |
|---|---|---|---|
| Studio | $1,060/mo | $954/mo | $1,166/mo |
| 1-BR | $1,154/mo | $1,039/mo | $1,269/mo |
| 2-BR | $1,274/mo | $1,147/mo | $1,401/mo |
| 3-BR | $1,683/mo | $1,515/mo | $1,851/mo |
| 4-BR | $1,959/mo | $1,763/mo | $2,155/mo |
For a 2-bedroom in Memphis, TN-MS-AR HUD Metro FMR Area, the HUD reference rent is $1,274/month, so the lawful payment-standard band runs $1,147–$1,401/month before any tenant income share.
HUD FMR filing-year trail · Memphis, TN-MS-AR HUD Metro FMR Area
Published two-bedroom Fair Market Rent for this HUD area across FY2022-2026. Year-over-year deltas compare adjacent fiscal years only. This is a historical HUD reference-rent series, not a PHA payment standard, unit quote, availability, eligibility, or waitlist result.
- Latest 2-BR
- $1,274
- FY2026
- vs prior FY
- -6.0%
- from FY2025 $1,355
- Span change
- +39.7%
- FY2022-2026
- Years shown
- 5
- HUD FMR history
| FY | 2-BR FMR | YoY |
|---|---|---|
| 2022 | $912/mo | - |
| 2023 | $1,032/mo | +13.2% |
| 2024 | $1,298/mo | +25.8% |
| 2025 | $1,355/mo | +4.4% |
| 2026 | $1,274/mo | -6.0% |
Source: HUD USER Fair Market Rents historical series for Memphis, TN-MS-AR HUD Metro FMR Area, FY2022-2026. Adjacent-year deltas only.
ACS median 2-BR rent $1,078/mo → 18.2% above market (generous). Detail: gap analysis for Memphis, TN-MS-AR HUD Metro FMR Area.
PHAs naming Memphis, TN-MS-AR HUD Metro FMR Area
- Memphis Housing Authority · 9,408 HCV units
Need the full directory? Browse all HUD PHA records in Tennessee . The directory does not report current availability or waitlists.
TN agencies near this metro's scale key
Housing authorities in TN whose HCV caseload sits closest to a CBSA-stable scale target (not the statewide giants list - that list was identical across siblings):
- Kingsport Housing and Redevelopment Authority
- Jackson Housing Authority
- Dickson Housing Authority
- Murfreesboro Housing Authority
- East Tennessee Human Resource Agency
- Johnson City Housing Authority
- Tennessee Valley Housing Services
- Crossville Housing Authority
- Dayton Housing Authority
- Maryville Housing Authority
Full near-amount ladder
- Dayton-Kettering-Beavercreek, OH MSA · $1,273
- Abilene, TX MSA · $1,276
- Columbia, SC HUD Metro FMR Area · $1,276
- Lexington-Fayette, KY MSA · $1,272
- Louisville, KY-IN HUD Metro FMR Area · $1,272
- Lyon County, NV HUD Metro FMR Area · $1,272
- Sumter, SC MSA · $1,276
- Sebring, FL MSA · $1,271
- Cleveland-Elyria, OH MSA · $1,279
- Pueblo, CO MSA · $1,269
- Akron, OH MSA · $1,268
- Lansing-East Lansing, MI MSA · $1,268
What to do with this FMR desk
Memphis, TN-MS-AR HUD FY2026 2-BR FMR is $1,274/mo; use the schedule as a source desk, not a lease quote.
- Read the FY2022-2026 filing trail (+39.7% across the span) before comparing peers. FMR history on this page
- Cross-check the 1 PHA record tied to this market against the HUD directory profile. Memphis Housing Authority
- Open the voucher-vs-market gap board for this CBSA (18.2% above market). Metro gap page
- Confirm how PHAs may set payment standards at 90-110% of FMR, and why the two figures are not interchangeable. FMR vs payment standard
FMR is HUD's published Fair Market Rent for this FMR area. It is not a PHA payment standard, unit quote, eligibility result, or waitlist status. Confirm any leasing figure with the PHA that serves the unit.
Source: HUD USER Fair Market Rent (FY2026) ; Census ACS median gross rent. Confirm the live PHA figure before leasing. Methodology.
Verify with HUD → · Verify with U.S. Census Bureau → · Set a September HUD update reminder