Renting · Section 8
Data from November 2026
Renting in Gibson County, Tennessee
Gibson County has a HUD fair market rent of $995 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $819 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $19.13 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $995
- a month, HUD, Fiscal year 2027
- 28% less than in Tennessee
- Typical rent
- $819
- a month, Census, Average 2020–2024
- 31% less than in Tennessee
- Wage needed
- $19.13
- an hour, 2 bedrooms
- Or $39,800 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 44%
- spend 30% or more of income on rent
- 11% less than in Tennessee
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 Gibson 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)
According to Zillow (ZORI), the typical asking rent in Gibson County was $1,201 a month in September 2026. It is an index of market listings, not a HUD limit. Zillow data
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $693 | $13.33 | $27,720 |
| 1 bedroom | $761 | $14.63 | $30,440 |
| 2 bedrooms | $995 | $19.13 | $39,800 |
| 3 bedrooms | $1,378 | $26.50 | $55,120 |
| 4 bedrooms | $1,573 | $30.25 | $62,920 |
HUD area: Gibson County, TN HUD Metro FMR Area. 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 13 ZIP codes in Gibson County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,000 in 38233 to $1,140 in 38343. 13 ZIP codes are above the county's fair market rent ($995).
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)
| 38233 | Gibson County, TN | $720 | $760 | $1,000 | $1,320 | $1,440 |
|---|---|---|---|---|---|---|
| 38233 | Obion County, TN | $720 | $760 | $1,000 | $1,320 | $1,440 |
| 38316 | Gibson County, TN | $690 | $760 | $1,000 | $1,380 | $1,570 |
| 38330 | Gibson County, TN | $690 | $760 | $1,000 | $1,380 | $1,570 |
| 38338 | Gibson County, TN | $750 | $820 | $1,080 | $1,510 | $1,810 |
| 38343 | Crockett County, TN | $790 | $870 | $1,140 | $1,510 | $1,590 |
| 38343 | Gibson County, TN | $790 | $870 | $1,140 | $1,510 | $1,590 |
| 38343 | Jackson, TN | $790 | $870 | $1,140 | $1,510 | $1,590 |
| 38358 | Carroll County, TN | $700 | $760 | $1,000 | $1,380 | $1,580 |
| 38358 | Gibson County, TN | $700 | $760 | $1,000 | $1,380 | $1,580 |
| 38369 | Gibson County, TN | $690 | $760 | $1,000 | $1,380 | $1,570 |
| 38382 | Gibson County, TN | $690 | $760 | $1,000 | $1,380 | $1,570 |
| 38389 | Gibson County, TN | $760 | $860 | $1,040 | $1,390 | $1,470 |
- 38233 · Gibson County, TN $1,000$1,320
- 38233 · Obion County, TN $1,000$1,320
- 38316 · Gibson County, TN $1,000$1,380
- 38330 · Gibson County, TN $1,000$1,380
- 38338 · Gibson County, TN $1,080$1,510
- 38343 · Crockett County, TN $1,140$1,510
- 38343 · Gibson County, TN $1,140$1,510
- 38343 · Jackson, TN $1,140$1,510
- 38358 · Carroll County, TN $1,000$1,380
- 38358 · Gibson County, TN $1,000$1,380
- 38369 · Gibson County, TN $1,000$1,380
- 38382 · Gibson County, TN $1,000$1,380
- 38389 · Gibson County, TN $1,040$1,390
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 Gibson County, 44% 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.
44%
of renter households spend 30% or more of their income on rent.
6,347 households rent in Gibson County
- Spend half or more of their income 16%
- Spend 30% or more, but less than half 28%
- Spend less than 30% 56%
Compared with the state and the country
- Gibson 44%
- Tennessee 49%
- United States 51%
Low-income apartments
Low-income apartments in Gibson County
HUD lists 13 properties with homes for low-income households in Gibson 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)
- 4
- HUD-assisted
- 6
- public housing
- 3
979 homes in all; 926 of them low-income, according to HUD.
- Humboldt Housing Authority Public housing 1317 N 13th Ave, Humboldt 38343 232 homes, 229 low-income · Run by Humboldt Housing Authority · Average payment: $440 a month · Average wait: 15 months · (731) 784-9772
- Trenton Housing Authority Public housing 2 Green Acres Dr, Trenton 38382 210 low-income homes · Run by Trenton Housing Authority · Average payment: $430 a month · Average wait: 12 months · (731) 855-1231
- Northside Terrace & Westwood Manor Public housing 1063 Northside Ter, Milan 38358 100 low-income homes · Run by Milan Housing Authority · Average payment: $444 a month · Average wait: 5 months · Homes at several sites · (731) 686-8571
- Dyer Apartments HUD-assisted 309 Rocky Point Dr, Dyer 38330 54 low-income homes · For families · (731) 692-2220
- Holiday House Apts HUD-assisted 644 Gibson Rd, Trenton 38382 52 low-income homes · For older adults · (901) 855-2051
- Heritage Villas Apts Tax credit (LIHTC) 4040 Reasons Blvd, Milan 38358 48 low-income homes · 1 bd: 24 · 2 bd: 24 · In service since 2016 · For families
- Meadows of Milan Apts Tax credit (LIHTC) 4051 Reasons Blvd, Milan 38358 48 low-income homes · 2 bd: 40 · 3 bd: 8 · In service since 2003 · For families
- Waddell Gardens Tax credit (LIHTC) 3500 Old Gibson Rd, Humboldt 38343 48 low-income homes · Studio: 1 · 1 bd: 24 · 2 bd: 23 · In service since 2013 · For people with disabilities
- ST Matthew Manor HUD-assisted 2575 Viking Dr, Humboldt 38343 40 homes, 39 low-income · For older adults · (731) 824-3793
- Crockett Manor Apartments HUD-assisted 2047 US Highway 45 Byp S, Trenton 38382 38 low-income homes · For families · (731) 855-0017
- Oakwood Manor Apartments HUD-assisted 235 Oakwood Cir, Milan 38358 34 low-income homes · For families · (731) 686-3366
- ST Matthew Manor West HUD-assisted 2575 Viking Dr, Humboldt 38343 27 homes, 26 low-income · For older adults · (731) 824-3793
- Marshall Gardens Tax credit (LIHTC) Reasons BLVD, Milan 38358 48 homes
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 Gibson County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 3 agencies serve in Gibson 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)
| 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: $77,100. HUD income limits by family size, Fiscal year 2026. Area: Gibson County, TN HUD Metro FMR Area. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $624 – $762
- 1 bedroom $685 – $837
- 2 bedrooms $896 – $1,095
- 3 bedrooms $1,240 – $1,516
- 4 bedrooms $1,416 – $1,730
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
- Humboldt Housing Authority Public housing · 229 public housing units (731) 784-9772 Humboldt Housing Authority: humhouse@bellsouth.net
- Trenton Housing Authority Public housing · 210 public housing units (731) 855-1231 Trenton Housing Authority: THA@trentonhousing.org
- Milan Housing Authority Public housing · 100 public housing units (731) 686-8571 Milan Housing Authority: tn31@milanhousing.org
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 ruleCompare 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 Gibson County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
-
West Tennessee Legal Services, Incorporated
210 West Main Street, Jackson · 27 miles away · Spanish
- Mortgage delinquency and default
- Budget and financial counseling
- and 8 more
-
West Tennessee Legal Services, Inc.
210 W Main St, Jackson · 27 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 8 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Gibson 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
Your move
We use the place's fair market rent and the state's deposit rule.
Adjust advanced details
Let's do the math
Cash to move in
$1,990
What you need before you get the keys.
What adds up
- First month
- $995
- Security deposit
- $995
- Total
- $1,990
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.
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.
Frequently asked questions
What is the fair market rent in Gibson County?
According to HUD (Fiscal year 2027): Studio: $693; 1 bedroom: $761; 2 bedrooms: $995; 3 bedrooms: $1,378; 4 bedrooms: $1,573. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Gibson County?
Paying the 2-bedroom fair market rent ($995) without spending more than 30% of income takes $19.13 an hour full time, or $39,800 a year.
Who qualifies for Section 8 in Gibson 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 Gibson 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 $896 and $1,095 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Gibson County?
For 2 bedrooms they run from $1,000 in 38233 to $1,140 in 38343. 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 Gibson County?
HUD lists 13 properties with homes for low-income households in Gibson 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 Gibson County?
HUD counts rent as a burden when it reaches 30% of income or more. In Gibson County, 44% of renter households are in that position; in Tennessee, 49%, and nationwide, 51% (Average 2020–2024, Census).