FY2026 Fair Market Rents — Macon County, TN HUD Metro FMR Area

The HUD-published Fair Market Rents for FY2026 in this area are:

Studio
$847
1BR
$887
2BR
$972
3BR
$1,290
4BR
$1,504
Hours/week at min wage
104 hrs
to afford the 2BR FMR @ $7.25/hr (federal)
YoY change (2BR)
-7.1%
$74 vs FY2025 · 5-yr +33%
Voucher payment standard
$875–$1,069
PHAs set HCV payment at 90–110% of the 2BR FMR

Macon County, TN HUD Metro FMR Area

Non-Metropolitan area · TN · View full history · Income limits · LIHTC rents

FY2026 Fair Market Rents

Bedroom Size Monthly FMR Annual Equivalent
Efficiency (Studio) $847 $10,164
1-Bedroom $887 $10,644
2-Bedroom $972 $11,664
3-Bedroom $1,290 $15,480
4-Bedroom $1,504 $18,048

Recent 2-Bedroom FMR Trend

FY2020 $694 → FY2026 $972
Fiscal Year Studio 1BR 2BR 3BR 4BR
FY2026 $847 $887 $972 $1,290 $1,504
FY2025 $910 $945 $1,046 $1,315 $1,605
FY2024 $789 $794 $927 $1,185 $1,404
FY2023 $623 $628 $826 $1,036 $1,260
FY2022 $556 $559 $736 $940 $1,153
FY2021 $551 $555 $731 $909 $1,171
FY2020 $544 $560 $694 $886 $1,108

View full FMR history back to FY2000 →

FY2026 Income Limits

Area Median Income (AMI): $77,500

AMI Level 1p 2p 3p 4p 5p 6p
30% AMI (Extremely Low) $16,400 $21,640 $27,320 $33,000 $38,680 $44,360
50% AMI (Very Low) $27,300 $31,200 $35,100 $39,000 $42,150 $45,250
80% AMI (Low) $43,700 $49,950 $56,200 $62,400 $67,400 $72,400

Full income limits table (all 8 household sizes) →

Affordability Snapshot

2BR Annual FMR
$11,664/yr
FMR as % of Area Median Income
15.1% of AMI
Under 30% — affordable at median income
Income Needed (30% rule, 2BR)
$38,880/yr
$3,240/mo gross income

FY2026 LIHTC Maximum Rents

Maximum gross rents for Low-Income Housing Tax Credit units, by income band. Full LIHTC details →

AMI Band Studio 1BR 2BR 3BR 4BR
50% AMI Maximum $678 $775 $871 $1,046 $1,123
60% AMI Maximum $813 $930 $1,046 $1,255 $1,348

FY2026 HOME Program Rent Limits

Maximum rents for HOME Investment Partnerships–funded units. High HOME rents apply to most assisted units; Low HOME rents apply to the lowest-income set-aside units. Full HOME rent details →

Limit Type Studio 1BR 2BR 3BR 4BR
High HOME Rent $847 $887 $972 $1,259 $1,259
Low HOME Rent $682 $780 $877 $975 $1,053

Compare Macon County, TN HUD Metro FMR Area With Other TN Metros

vs. Campbell County, TN HUD Metro FMR Area vs. Cleveland, TN MSA vs. Crockett County, TN HUD Metro FMR Area vs. Gibson County, TN HUD Metro FMR Area vs. Grainger County, TN HUD Metro FMR Area

Counties in This FMR Area

Related Pages