Renting · Section 8
Data from November 2026
Renting in Humphreys County, Tennessee
Humphreys County has a HUD fair market rent of $1,055 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $862 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $20.29 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,055
- a month, HUD, Fiscal year 2027
- 24% less than in Tennessee
- Typical rent
- $862
- a month, Census, Average 2020–2024
- 28% less than in Tennessee
- Wage needed
- $20.29
- an hour, 2 bedrooms
- Or $42,200 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 45%
- spend 30% or more of income on rent
- 8% less than in Tennessee
Only here
Renting in Humphreys County: what sets it apart
What this place has that others do not, from public data, most unusual first.
-
15% of households in Humphreys County have no internet at home, against 8% in Tennessee.
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 Humphreys 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)
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $807 | $15.52 | $32,280 |
| 1 bedroom | $852 | $16.38 | $34,080 |
| 2 bedrooms | $1,055 | $20.29 | $42,200 |
| 3 bedrooms | $1,257 | $24.17 | $50,280 |
| 4 bedrooms | $1,447 | $27.83 | $57,880 |
HUD area: Humphreys 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 Humphreys County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,060 in 37134 to $1,570 in 37078. 9 ZIP codes are above the county's fair market rent ($1,055).
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)
| 37078 | Hickman County, TN | $1,200 | $1,250 | $1,570 | $1,900 | $2,240 |
|---|---|---|---|---|---|---|
| 37078 | Humphreys County, TN | $1,200 | $1,250 | $1,570 | $1,900 | $2,240 |
| 37101 | Hickman County, TN | $1,040 | $1,060 | $1,190 | $1,500 | $1,820 |
| 37101 | Houston County, TN | $1,040 | $1,060 | $1,190 | $1,500 | $1,820 |
| 37101 | Humphreys County, TN | $1,040 | $1,060 | $1,190 | $1,500 | $1,820 |
| 37101 | Nashville-Davidson--Murfreesboro--Franklin, TN | $1,040 | $1,060 | $1,190 | $1,500 | $1,820 |
| 37134 | Humphreys County, TN | $810 | $860 | $1,060 | $1,260 | $1,450 |
| 37185 | Houston County, TN | $810 | $860 | $1,060 | $1,270 | $1,460 |
| 37185 | Humphreys County, TN | $810 | $860 | $1,060 | $1,270 | $1,460 |
- 37078 · Hickman County, TN $1,570$1,900
- 37078 · Humphreys County, TN $1,570$1,900
- 37101 · Hickman County, TN $1,190$1,500
- 37101 · Houston County, TN $1,190$1,500
- 37101 · Humphreys County, TN $1,190$1,500
- 37101 · Nashville-Davidson--Murfreesboro--Franklin, TN $1,190$1,500
- 37134 · Humphreys County, TN $1,060$1,260
- 37185 · Houston County, TN $1,060$1,270
- 37185 · Humphreys County, TN $1,060$1,270
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 Humphreys County, 45% 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.
45%
of renter households spend 30% or more of their income on rent.
1,570 households rent in Humphreys County
- Spend half or more of their income 17%
- Spend 30% or more, but less than half 28%
- Spend less than 30% 55%
Compared with the state and the country
- Humphreys 45%
- Tennessee 49%
- United States 51%
Low-income apartments
Low-income apartments in Humphreys County
HUD lists 6 properties with homes for low-income households in Humphreys 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)
- 1
- HUD-assisted
- 4
- public housing
- 1
120 homes in all; 118 of them low-income, according to HUD.
- Briarwood Apts Tax credit (LIHTC) 116 Guy Barnett Dr, Waverly 37185 48 low-income homes · 1 bd: 12 · 2 bd: 24 · 3 bd: 12 · In service since 2012 · For people with disabilities, families
- Irish Apartments HUD-assisted 40 Irish Dr, Mc Ewen 37101 42 low-income homes · For families · (931) 582-6239
- Allen Group Home HUD-assisted 100 Airport Rd, Waverly 37185 9 homes, 8 low-income · For people with disabilities · (931) 296-9147
- Waverly Residential Services HUD-assisted 200 Airport Rd, Waverly 37185 9 homes, 8 low-income · For people with disabilities · (931) 296-9417
- Brookside Public housing 210 E Richland Ave, Waverly 37185 8 low-income homes · Run by Waverly Housing Authority · (615) 794-1247
- Carroll Street Residential HUD-assisted 215 Carroll Ave, Waverly 37185 4 low-income homes · For people with disabilities · (931) 296-7755
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 Humphreys 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 Humphreys 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 | $17,600 | $29,300 | $46,850 |
| 2 people | $21,640 | $33,450 | $53,550 |
| 3 people | $27,320 | $37,650 | $60,250 |
| 4 people | $33,000 | $41,800 | $66,900 |
| 5 people | $38,680 | $45,150 | $72,300 |
| 6 people | $44,360 | $48,500 | $77,650 |
| 7 people | $50,040 | $51,850 | $83,000 |
| 8 people | $55,200 | $55,200 | $88,350 |
Area median income: $83,600. HUD income limits by family size, Fiscal year 2026. Area: Humphreys County, TN. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $726 – $888
- 1 bedroom $767 – $937
- 2 bedrooms $950 – $1,161
- 3 bedrooms $1,131 – $1,383
- 4 bedrooms $1,302 – $1,592
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
- Waverly Housing Authority Public housing · 8 public housing units (615) 794-1247 Waverly Housing Authority: djackson@franklinhousingauthority.com
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 Humphreys County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
-
Good Neighbor Foundation
129 W Fowlkes St, Franklin · 52 miles away · Spanish
Also serves in Arabic.
- Mortgage delinquency and default
- Home improvement and repairs
- and 3 more
-
New Level Community Development Corporation
1112 Jefferson St, Nashville · 56 miles away
- Budget and financial counseling
- Fair housing pre-purchase workshops
- and 4 more
-
Affordable Housing Resources of Nashville, Inc
1 Vantage Way Ste C130, Nashville · 57 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 6 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Humphreys 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
$2,110
What you need before you get the keys.
What adds up
- First month
- $1,055
- Security deposit
- $1,055
- Total
- $2,110
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 Humphreys County?
According to HUD (Fiscal year 2027): Studio: $807; 1 bedroom: $852; 2 bedrooms: $1,055; 3 bedrooms: $1,257; 4 bedrooms: $1,447. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Humphreys County?
Paying the 2-bedroom fair market rent ($1,055) without spending more than 30% of income takes $20.29 an hour full time, or $42,200 a year.
Who qualifies for Section 8 in Humphreys County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $41,800 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 Humphreys 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 $950 and $1,161 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Humphreys County?
For 2 bedrooms they run from $1,060 in 37134 to $1,570 in 37078. 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 Humphreys County?
HUD lists 6 properties with homes for low-income households in Humphreys 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 Humphreys County?
HUD counts rent as a burden when it reaches 30% of income or more. In Humphreys County, 45% of renter households are in that position; in Tennessee, 49%, and nationwide, 51% (Average 2020–2024, Census).