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County in Tennessee

Hickman County, Tennessee

Hickman County, in Tennessee, has 25,436 residents: No. 58 of 95 by population. Hickman County has an FHA limit of $1,029,250 for one-unit homes. The typical home value here is $224,100. HUD's Fair Market Rent for a 2-bedroom apartment is $1,028 a month; to pay it without spending more than 30% of your income, you need to earn about $19.77 an hour.

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  • Typical home price

    $224,100

    −22% vs. Tennessee −33% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Hickman
    • Tennessee
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

  • Fair market rent, 2 bedrooms

    $1,028 a month

    −26% vs. Tennessee −41% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Hickman
    • Tennessee
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $1,029,250

    FHA high-cost area

    The most you can borrow with an FHA loan for a one-unit home here.

    • Hickman
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.46% of value per year

    −8% vs. Tennessee −51% vs. U.S.

    $1,038 a year for the typical owner

    • Hickman
    • Tennessee
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$186,108
2.8% more than 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Data from October 2026

In short

What is housing like in Hickman County today?

The monthly payment on a typical home with FHA would be about $1,769, that is, 31% of the typical household income in Hickman County. For that payment to be 28% of income, a household would need to earn about $75,816 a year; the typical income here is $68,247. Homes here are worth 22% less than the average across Tennessee. Here 79% of households live in a home they own; across Tennessee it is 67%. The typical property tax is $1,038 a year (about 0.46% of home value), lower than in Tennessee.

Renting is less of a stretch than in Tennessee: 38% of renters put 30% or more of their income toward housing, against 49% statewide.

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

Only here

What sets Hickman County apart

  1. Among the neighboring counties, Perry County has the lowest typical home value ($126,900), 43% below the $224,100 in Hickman County.

  2. From 2020 to 2025, home prices in Hickman County rose 74% on FHFA's index, faster than in Tennessee (60%).

  3. Nearby, in Lewis County, the typical rent is $708: 21% less than in Hickman County ($893).

  4. 18% of households in Hickman County have no internet at home, against 8% in Tennessee.

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).

The homes here

Housing in Hickman County

What homes there are in Hickman County, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house is the most common home in Hickman County: 71% of homes, near the figure in Tennessee (68%).

In Hickman County there are many mobile homes: 25% of homes; in Tennessee, 8%.

Year built

In Hickman County, half of the homes were built before 1989; in Tennessee, before 1987.

Homes in Hickman County are bigger: 71% have 3 bedrooms or more; in Tennessee, 66%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

At least 98% of owner-occupied homes in Hickman County are worth less than $1,000,000, below the FHA loan limit for this county ($1,029,250).

Monthly rent with utilities

With a mortgage

$1,320 a month

Tennessee: $1,566 a month

Without a mortgage

$397 a month

Tennessee: $464 a month

Owners with a mortgage

53%

Tennessee: 58%

In Hickman County, 53% of owners have a mortgage, and their typical cost is $1,320 a month, against $1,566 in Tennessee. Without one it drops to $397.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Since 2015–2019, homes in Hickman County gained value faster than in Tennessee: 93% against 72%.

Rents in Hickman County rose more slowly than in Tennessee: 26% since 2015–2019, against 37%.

The typical household income in Hickman County rose 57% over that time; home values changed +93% and rent +26%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureHickman CountyTennesseeUnited States
Rental vacancy Unreliable estimate6.1%5.5%
Homeowner vacancy Unreliable estimate0.9%0.9%
More than one person per room Unreliable estimate2.2%3.4%
People per household 2.542.452.53
Drive alone 75%76%69%
Carpool 15%8%9%
Public transit Unreliable estimate0%3%
Walk or bike Unreliable estimate1%3%
Work from home 9%13%15%
Other means Unreliable estimate1%2%
Typical commute 30 to 39 minutes20 to 29 minutes20 to 29 minutes

By size, households in Hickman County look like those in Tennessee: 2.54 people on average.

More people carpool to work in Hickman County than in Tennessee: 15% against 8%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month in Hickman County?

A typical home is tight for the typical income

We start with a typical home of $224,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 31% of the typical household income here, which is $68,247 a year. For that payment to be 28% of income, a household would need to earn about $75,816 a year.

Your numbers

Local data
$

Starts at the typical home value in Hickman County. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $7,844 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,769

at 7.18% · 30 years

Loan amount
$220,040
Total interest
$316,587
Paid off in
November 2056

Includes $3,784 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,592 a month

  • Tight

    $1,592 to $2,047 a month

    Your payment · 31%

  • Hard

    more than $2,047 a month

Compared with the typical household income in Hickman County ($68,247 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,769
Principal & interest$1,491
Property tax$86
Home insurance$93
FHA mortgage insurance (MIP)$99

You need at least $7,844 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

Buying a home

Buying a home in Hickman County

Here you'll see how prices have changed, how Hickman County compares with Tennessee and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Hickman County rose 137% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here Tennessee United States
In 2025 +3.1% +2.4% +2.9%
5 years (2020–2025) +74% +60% +47%
10 years (2015–2025) +137% +114% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Hickman County compared with Tennessee and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Hickman $224,100
  • Tennessee $286,700
  • United States $332,700
Typical rent a month
  • Hickman $893
  • Tennessee $1,189
  • United States $1,413
Typical household income a year
  • Hickman $68,247
  • Tennessee $69,595
  • United States $80,734
See the full table
Hickman compared with Tennessee and the United States
MeasureHereTennesseeU.S.
Residents25,4367,066,383334,922,499
Typical home value$224,100$286,700$332,700
Typical household income$68,247$69,595$80,734
Typical rent$893$1,189$1,413
Fair Market Rent (2 bedrooms)$1,028$1,381$1,750
Hourly wage to rent a 2-bedroom$19.77$26.56$33.65
Typical property tax$1,038$1,442$3,119
Effective tax rate0.46%0.5%0.94%
Households that own their home79%67%65%
Renters spending 30% or more on rent38%49%51%
FHA limit (1 unit)*$1,029,250$541,287$541,287

FHA limit: Tennessee shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Hickman County

For a typical $224,100 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $1,769 $7,844 $220,041 7.18% FHA MIP · $99 $14,567 580
Conventional, 5% down $1,728 $11,205 $212,895 7.18% PMI · $106 $17,928 620*
Conventional, 20% down, no PMI $1,394 $44,820 $179,280 7.18% None $51,543 620*
ITIN, 15% down (example) $1,601 $33,615 $190,485 8.18% None $40,338 Set by the lender
  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Closing costs

Loan limits

This is a high-cost area, so FHA limits in Hickman County are above the national floor. The limit is set for the whole metro area (Nashville-Davidson--Murfreesboro--Franklin, TN). If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($1,029,250 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $1,029,250 $1,029,250
2 units $1,317,650 $1,317,650
3 units $1,592,700 $1,592,700
4 units $1,979,350 $1,979,350

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Hickman County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Hickman County, the typical owner pays $1,038 a year: about 0.46% of the home's value. That is less than the rest of Tennessee and less than the national average.

  • Hickman 0.46%
  • Tennessee 0.50%
  • United States 0.94%

What Tennessee publishes Property tax relief for older, disabled and disabled-veteran homeowners (Tennessee Comptroller of the Treasury, 2026 Property Tax Relief Program brochure)

Exemptions and deadlines in Tennessee

Is there a flood risk?

According to FEMA, in Hickman County 1.5% of homes (155) are in a high-risk flood zone. Of those homes, 12% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Hickman County

The natural hazards FEMA measures in Hickman County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

FEMA rates the natural hazard risk in Hickman County as relatively low.

That rating combines the loss FEMA expects with social vulnerability and community resilience.

In Hickman County, FEMA expects natural hazards to cause $12.7 million in losses a year, counting buildings, people and crops.

For homes and buildings, the costliest hazard here is inland flooding, at about $4.8 million in losses a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively low $4.8 million a year
  2. TornadoRelatively moderate $1.1 million a year
  3. EarthquakeRelatively low $1.1 million a year
  4. HurricaneVery low $7,009 a year
  5. Winter weatherVery low $2,990 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

Hickman County is in climate zone 3A of the home energy code (IECC): humid, between hot and mixed.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Keep indoor humidity below 60 % (ideally between 30 % and 50 %). A humidity meter is inexpensive and sold at hardware stores. EPA
    • Keep the air conditioner's drip pan clean and its drain line flowing: a plugged drain can cause water damage in the house. ENERGY STAR (EPA)

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Look for drafts at windows and doors: close the window on a piece of paper; if it moves back and forth easily, it needs thicker weather stripping. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$30.45$22.07 and $44.81
Plumbers, pipefitters and steamfitters$28.90$20.51 and $40.23
Heating, air conditioning and refrigeration mechanics$28.97$22.41 and $43.83
Roofers$23.14$17.16 and $40.01
Carpenters$26.81$19.29 and $33.50
Painters, construction and maintenance$21.31$17.84 and $29.87
Maintenance and repair workers, general$23.45$17.50 and $32.95

In the Nashville-Davidson--Murfreesboro--Franklin, TN area, half of electricians earn more than $30.45 an hour and half earn less; for a plumber, the typical figure is $28.90.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in Hickman County

The typical rent in Hickman County is $893 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

38% of renter households in Hickman County spend 30% or more of their income on housing.

Fair market rent by size

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

Size Fair rent a month Hourly wage Income needed per year
Studio $781 $15.02 $31,240
1 bedroom $786 $15.12 $31,440
2 bedrooms $1,028 $19.77 $41,120
3 bedrooms $1,312 $25.23 $52,480
4 bedrooms $1,669 $32.10 $66,760

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in Hickman County

Programs and counseling in Hickman County

We didn't find HUD-approved agencies with an office in this county. These are the 6 nearest; many serve by phone or online.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

Three generations of a family gather on the porch of their home.

HUD counseling is free or low-cost

Tennessee down payment programs

  1. Great Choice Plus

    Tennessee state agency help with the down payment and closing costs alongside the Great Choice mortgage: $6,000 or $10,000 forgivable over 10 years with no payments, or up to 5% of the price (maximum $15,000) as a 30-year second mortgage

    The source does not say whether you must be a first-time buyer. Run by Tennessee Housing Development Agency (THDA).

    ForgivableRepayable Verified November 5, 2026

Which programs do I qualify for? See all Tennessee programs

Help in Spanish in Hickman County

1 of the 6 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Public housing agencies

HUD lists no public housing authority based in Hickman County. The authority of a nearby county or the state may serve this area.

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

These are the nearest agencies, with the distance in miles. Many help by phone or online. Official HUD list. Confirm hours and fees with the agency before you go.

  • Good Neighbor Foundation

    129 W Fowlkes St, Franklin · 34 miles away · Spanish

    Also serves in Arabic.

    • Mortgage delinquency and default
    • Home improvement and repairs
    • and 3 more
    (615) 610-4912

  • Operation Hope- Nashville Branch - First Bank

    1817 W End Ave, Nashville · 45 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 4 more
    (615) 768-9059

  • Operation Hope- Nashville Mso Branch

    2013 Jefferson St, Nashville · 45 miles away

    • Budget and financial counseling
    • Budget and credit workshops
    • and 2 more
    (615) 601-2920
See every agency in Tennessee

Places

Cities in Hickman County

This site has no city pages of Hickman County. The neighboring counties are below.

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Hickman County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Hickman County in 2026?

Hickman County has an FHA limit of $1,029,250 for a one-unit home. For 2 units it's $1,317,650, for 3 it's $1,592,700 and for 4 it's $1,979,350. It's a high-cost area, so the limit is above the national floor.

What is the conforming loan limit in Hickman County?

Hickman County has a conforming limit of $1,029,250 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Hickman County?

The typical home value in Hickman County is $224,100 (Average 2020–2024, U.S. Census). Across Tennessee it's $286,700.

How much does it cost to rent in Hickman County?

Hickman County has a typical rent of $893 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,028 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Hickman County?

About $19.77 an hour working full time (2,080 hours a year), or $41,120 a year, so the fair market rent of $1,028 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).