Renting in DeKalb County, Tennessee: fair rents and Section 8

Fair market rent, 2 bedrooms: $1,016; a month, HUD, Fiscal year 2027; 26% less than in Tennessee
Typical rent: $839; a month, Census, Average 2020–2024; 29% less than in Tennessee
Wage needed: $19.54; an hour, 2 bedrooms; Or $40,640 a year, to spend no more than 30% of income on rent.
Rent-burdened households: 61%; spend 30% or more of income on rent; 24% more than in Tennessee

Source: Fair Market Rents (HUD) Fiscal year 2027 Fair Market Rents (HUD) (external site) Source: American Community Survey (ACS) 5-year estimates Average 2020–2024 American Community Survey (ACS) 5-year estimates (external site)

Only here

Renting in DeKalb County: what sets it apart

What this place has that others do not, from public data, most unusual first.

Of the 93 counties in Tennessee with this figure, DeKalb County has the largest share of rent-burdened renters: 61%.

Sources: U.S. Census Bureau (Average 2020–2024).

Fair market rent

What HUD sets for each size

Every year HUD (the U.S. Department of Housing and Urban Development) publishes a Fair Market Rent (FMR) for each home size in DeKalb County. It is used to work out how much a Section 8 voucher covers. The table shows what you need to earn to pay it without spending more than 30% of income.

The fair market rent covers rent plus basic utilities, except the phone. HUD generally sets it at the 40th percentile: 4 in 10 standard-quality homes rented recently cost less. 24 CFR §888.113(a)

Fair market rent and wage needed To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Fair market rent and wage needed. To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).
Size	Fair rent per month	Hourly wage	Income needed per year
Studio	$772	$14.85	$30,880
1 bedroom	$777	$14.94	$31,080
2 bedrooms	$1,016	$19.54	$40,640
3 bedrooms	$1,299	$24.98	$51,960
4 bedrooms	$1,698	$32.65	$67,920

HUD area: DeKalb County, TN. Source: HUD, Fiscal year 2027

By ZIP code

The fair market rent for your ZIP code

HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 9 ZIP codes in DeKalb County (Fiscal year 2027). Type yours to see it.

For 2 bedrooms they run from $1,190 in 37012 to $1,270 in 37059. 9 ZIP codes are above the county's fair market rent ($1,016).

Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses. 24 CFR §982.503(a)(1)

Fair market rent by ZIP code, HUD area and size, Fiscal year 2027. A ZIP code that crosses a HUD area line appears once per area.

37012	DeKalb County, TN	$1,040	$1,060	$1,190	$1,500	$1,820
37012	Nashville-Davidson--Murfreesboro--Franklin, TN	$1,040	$1,060	$1,190	$1,500	$1,820
37012	Smith County, TN	$1,040	$1,060	$1,190	$1,500	$1,820
37059	DeKalb County, TN	$960	$970	$1,270	$1,620	$2,120
37095	DeKalb County, TN	$1,040	$1,060	$1,190	$1,500	$1,820
37095	Nashville-Davidson--Murfreesboro--Franklin, TN	$1,040	$1,060	$1,190	$1,500	$1,820
37166	DeKalb County, TN	$1,040	$1,060	$1,190	$1,500	$1,820
37166	Nashville-Davidson--Murfreesboro--Franklin, TN	$1,040	$1,060	$1,190	$1,500	$1,820
37166	Warren County, TN	$1,040	$1,060	$1,190	$1,500	$1,820

ZIP code 2 bd3 bd
37012 · DeKalb County, TN $1,190$1,500
37012 · Nashville-Davidson--Murfreesboro--Franklin, TN $1,190$1,500
37012 · Smith County, TN $1,190$1,500
37059 · DeKalb County, TN $1,270$1,620
37095 · DeKalb County, TN $1,190$1,500
37095 · Nashville-Davidson--Murfreesboro--Franklin, TN $1,190$1,500
37166 · DeKalb County, TN $1,190$1,500
37166 · Nashville-Davidson--Murfreesboro--Franklin, TN $1,190$1,500
37166 · Warren County, TN $1,190$1,500

Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)

Rent burden

How many households spend too much

HUD counts rent as a burden when it reaches 30% of income or more. In DeKalb County, 61% of renter households are in that position; in Tennessee, 49%, and nationwide, 51% (Average 2020–2024, Census).

Paying too much rent leaves little for food, transportation and savings. If that is you, the agencies below can guide you for free.

61%

of renter households spend 30% or more of their income on rent.

2,370 households rent in DeKalb County

Spend half or more of their income 31%
Spend 30% or more, but less than half 30%
Spend less than 30% 39%

Compared with the state and the country

DeKalb 61%
Tennessee 49%
United States 51%

Low-income apartments

Low-income apartments in DeKalb County

HUD lists 8 properties with homes for low-income households in DeKalb County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest.

with tax credits (LIHTC): 2
HUD-assisted: 5
public housing: 1

352 homes in all; 350 of them low-income, according to HUD.

Jackson Street Homes Public housing 207 Circle Dr, Dowelltown 37059 182 low-income homes · Run by Smithville Housing Authority · Average payment: $351 a month · Average wait: 4 months · (615) 597-4140
Short Mountain Village Tax credit (LIHTC) 337 Christine St, Smithville 37166 56 low-income homes · 3 bd: 48 · In service since 2006 · For people with disabilities
Bell Street Apartments HUD-assisted 318 Bell St, Smithville 37166 40 low-income homes · For families · (615) 597-1276
Evins Manor Apartments HUD-assisted 848 Foster Rd, Smithville 37166 32 low-income homes · For families · (931) 597-5902
Fiddlers Manor HUD-assisted 712 Walker Dr, Smithville 37166 19 homes, 18 low-income · For older adults
fiddlers Annex HUD-assisted 125 Fiddlers Dr, Smithville 37166 9 homes, 8 low-income · For older adults · (931) 432-4111
Parkview Apts (alexandria) Tax credit (LIHTC) Gin Alley, Alexandria 37012 8 low-income homes · 2 bd: 8 · In service since 1992
Prospect Place HUD-assisted 828 Oconnor St, Smithville 37166 6 low-income homes · For people with disabilities · (615) 444-0597

How to apply

For tax-credit apartments and HUD-assisted buildings, you apply directly at the building's management office. They tell you whether units are open and how to apply; HUD does not have that information. Source: HUD
You apply for public housing at the housing agency that runs it. The agency looks at your yearly income, whether you are a family, an older adult or a person with a disability, and your U.S. citizenship or eligible immigration status. If you qualify, your name goes on a waiting list unless they can help you right away. Source: HUD
In tax-credit (LIHTC) apartments, the low-income homes have an income limit, a percentage of the area median income, and a rent cap. Source: 26 U.S.C. §42(g)
In buildings with Section 8 project-based assistance, only low-income households can move in. Source: 24 CFR §5.653(b)
A housing voucher (Section 8) is a separate kind of help: you apply at the public housing agency and use it to rent a home you choose. Source: HUD

This county's income limits Search HUD's map

In public housing, the average payment is what households pay on average for rent and utilities, and the average wait is the time on the list of those who moved in. HUD does not publish those figures where fewer than 11 households reported.

Source: HUD, retrieved November 6, 2026. LIHTC database, updated May 14, 2025; Assisted multifamily properties, updated October 23, 2026; Public housing developments, updated October 23, 2026.

Section 8

The Section 8 voucher in DeKalb County

The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 1 agency serves in DeKalb County. Here is what the rules say:

The rules, with their source

You apply at the public housing agency. If you qualify, your name usually goes on a waiting list. Applicants must be U.S. citizens or noncitizens with eligible status as HUD defines it. Source: HUD
Generally, your family must have very low income: no more than 50% of the area median income, by family size (the middle column of the table). Source: 24 CFR §5.603, §982.201(b)
Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). Source: 24 CFR §982.201(b)(2)
If the rent is below the payment standard, the family generally pays 30% of its adjusted monthly income. If it is above, the family pays more. Source: 24 CFR §982.1(a)(3)
When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. Source: 24 CFR §982.508
Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. Source: 24 CFR §982.503(b), (c)

Mixed-status families: how assistance is figured

HUD income limits Yearly income of the whole family, before taxes.

HUD income limits by family size, Fiscal year 2026. Area: DeKalb County, TN.
People	Extremely low (30%)	Very low (50%)	Low
1 person	$16,400	$27,300	$43,700
2 people	$21,640	$31,200	$49,950
3 people	$27,320	$35,100	$56,200
4 people	$33,000	$39,000	$62,400
5 people	$38,680	$42,150	$67,400
6 people	$44,360	$45,250	$72,400
7 people	$48,400	$48,400	$77,400
8 people	$51,500	$51,500	$82,400

Area median income: $70,400. HUD income limits by family size, Fiscal year 2026. Area: DeKalb County, TN. Source: HUD, Fiscal year 2026

How much can you earn? Check your case

Possible payment standard

Studio $695 – $849
1 bedroom $699 – $855
2 bedrooms $914 – $1,118
3 bedrooms $1,169 – $1,429
4 bedrooms $1,528 – $1,868

The range the rule allows: 90% to 110% of the county's fair market rent. Your agency publishes its own.

Housing agencies that serve this place

Smithville Housing Authority Public housing · 182 public housing units (615) 597-4140 Smithville Housing Authority: smthvhou@dtccom.net

Housing agencies in Tennessee Source: HUD, Retrieved November 6, 2026

Your rights as a tenant in Tennessee

What Tennessee law says about deposits, notices and eviction, with the citation for each rule.

See your rights, rule by rule

Compare these rules with other states →

A summary of state law, not legal advice. Cities may have additional rules.

If I fall behind on rent, what notice must I get?: 14 days; T.C.A. §66-28-505(a)(1)-(2)
How much notice ends a month-to-month rental?: 30 days; T.C.A. §66-28-512(b)

Help

Where to get help with rent in DeKalb County

These are the nearest HUD-approved agencies. They counsel for free or at low cost.

YC
You Can Make It Home Ownership Center, Inc.

660 Fitzhugh Blvd Ste 105, Smyrna · 38 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 6 more
(615) 355-0005
DF
Dominion Financial Management

661 Fitzhugh Blvd, Smyrna · 38 miles away
- Mortgage delinquency and default
- Budget and credit workshops
- and 6 more
615-220-5858x111
LV
Life of Victory International Christian Ministries

144 Bain Dr Ste 200, La Vergne · 42 miles away · Spanish
- Mortgage delinquency and default
- Budget and financial counseling
- and 3 more
(615) 213-1468

See every agency in Tennessee Find legal aid (lsc.gov)

Tool

How much cash do you need to move in?

It starts with the 2-bedroom fair market rent in DeKalb County. Change the rent, the deposit and the fees to yours: the numbers stay in your browser.

Count power on top of the rent: in Tennessee, the average home bill was $143 a month in 2024 (EIA). See electricity and gas costs

Open the full tool

Your move

State

We use the place's fair market rent and the state's deposit rule.

Monthly rentHUD fair market rent$HUD two-bedroom fair market rent (FMR) in DeKalb County (FY2027). Enter the rent of the home you want.What you can set aside each month$To see how long it takes to put it together.

Adjust advanced details

Deposit and rent in advance

The deposit, in

Months of rentDollars

Months of rent for the depositThat is $1,016. We start with an example; enter what you are asked for.Pay the first month before moving inThey also ask for the last month

Application fees$What each application charges, for all the ones you'll fill out.Utility deposits and connection$Electricity, gas, water and internet. Ask each company.The move$Planning example, not a price: $100 to $400 to rent a truck for a day for a move within your city. Get quotes.Pet deposit$Other costs$Boxes, locks, basic furniture.

Let's do the math

Cash to move in

$2,032

What you need before you get the keys.

What adds up

First month: $1,016
Security deposit: $1,016
Total: $2,032

The deposit cap

Pick your state to see whether its law caps the deposit.

Compare each state's rules →

When you'll have it

Enter what you can set aside each month to see how long it takes.

What helps

Ask for a receipt for every payment and keep a copy of the lease.
On move-in day, walk through the home and take dated photos.
Never send money for a home you haven't seen or a lease you haven't read.

Guide: the security deposit Guide: avoiding rental scams Family budget How much rent can I afford?

This is a planning estimate, not a price. What you are asked for depends on the landlord, your lease and your state's and city's rules. It is not legal advice.

Guides

Before you sign

Frequently asked questions

What is the fair market rent in DeKalb County?

According to HUD (Fiscal year 2027): Studio: $772; 1 bedroom: $777; 2 bedrooms: $1,016; 3 bedrooms: $1,299; 4 bedrooms: $1,698. It covers rent plus basic utilities, except the phone.

How much do you need to earn to rent in DeKalb County?

Paying the 2-bedroom fair market rent ($1,016) without spending more than 30% of income takes $19.54 an hour full time, or $40,640 a year.

Who qualifies for Section 8 in DeKalb County?

Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $39,000 a year (Fiscal year 2026). The family usually pays 30% of its adjusted monthly income. You apply at the housing agency.

How much does Section 8 pay in DeKalb County?

The voucher pays up to your housing agency's payment standard, minus your share. The rule lets the agency set it between 90% and 110% of the fair market rent: for 2 bedrooms here, between $914 and $1,118 a month. Your agency publishes its figure.

Does the fair market rent change by ZIP code in DeKalb County?

For 2 bedrooms they run from $1,190 in 37012 to $1,270 in 37059. Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses.

How many low-income apartments are there in DeKalb County?

HUD lists 8 properties with homes for low-income households in DeKalb County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest. For tax-credit apartments and HUD-assisted buildings, you apply directly at the building's management office. They tell you whether units are open and how to apply; HUD does not have that information.

How many households spend too much on rent in DeKalb County?

HUD counts rent as a burden when it reaches 30% of income or more. In DeKalb County, 61% of renter households are in that position; in Tennessee, 49%, and nationwide, 51% (Average 2020–2024, Census).

Sources and methodology

Fair market rents and income limits come from HUD; typical rent and the burden, from the Census. The wage needed is our calculation: fair market rent × 12 ÷ 30% ÷ full-time hours a year. The voucher rules were read in their official text on the date shown.

Fair Market Rents Fiscal year 2027
Small Area Fair Market Rents Fiscal year 2027
Low-income apartments Retrieved November 6, 2026
American Community Survey Average 2020–2024
Income Limits Fiscal year 2026
Public Housing Agencies Retrieved November 6, 2026
HUD-approved housing counseling agencies Retrieved November 6, 2026

Program rules

24 CFR §888.113, Fair market rents for existing housing: Methodology Verified October 30, 2026
24 CFR §982.503, Payment standard areas, schedule, and amounts Verified October 30, 2026
24 CFR §5.603, Definitions (income) Verified October 30, 2026
24 CFR §982.201, Eligibility and targeting Verified October 30, 2026
24 CFR §982.1, Programs: purpose and structure Verified October 30, 2026
24 CFR §982.508, Maximum family share at initial occupancy Verified October 30, 2026
HUD, Housing Choice Voucher Tenants Verified October 30, 2026

Renting in DeKalb County, Tennessee

Four numbers to start with

Renting in DeKalb County: what sets it apart

What HUD sets for each size

The fair market rent for your ZIP code

How many households spend too much

Compared with the state and the country

Low-income apartments in DeKalb County

The Section 8 voucher in DeKalb County

The rules, with their source

Possible payment standard

Housing agencies that serve this place

Your rights as a tenant in Tennessee

Where to get help with rent in DeKalb County

How much cash do you need to move in?

Your move

Before you sign

Frequently asked questions

What is the fair market rent in DeKalb County?

How much do you need to earn to rent in DeKalb County?

Who qualifies for Section 8 in DeKalb County?

How much does Section 8 pay in DeKalb County?

Does the fair market rent change by ZIP code in DeKalb County?

How many low-income apartments are there in DeKalb County?

How many households spend too much on rent in DeKalb County?