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Renting · Section 8

Data from November 2026

Renting in Putnam County, Tennessee

Putnam County has a HUD fair market rent of $1,102 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $908 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $21.19 an hour, full time.

Figure your move-in cash Section 8 here
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Fair market rent, 2 bedrooms
$1,102
a month, HUD, Fiscal year 2027
20% less than in Tennessee
Typical rent
$908
a month, Census, Average 2020–2024
24% less than in Tennessee
Wage needed
$21.19
an hour, 2 bedrooms
Or $44,080 a year, to spend no more than 30% of income on rent.
Rent-burdened households
49%
spend 30% or more of income on rent
About the same as in Tennessee

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

Only here

Renting in Putnam County: what sets it apart

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

  1. Among the neighboring counties, Clay County has the lowest typical rent ($557), 39% below the $908 in Putnam County.

  2. Putnam County has the 5th lowest homeownership rate of the 95 counties in Tennessee (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 Putnam 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 Putnam County was $1,512 a month in September 2026: 2.2% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data

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 $799 $15.37 $31,960
1 bedroom $887 $17.06 $35,480
2 bedrooms $1,102 $21.19 $44,080
3 bedrooms $1,502 $28.88 $60,080
4 bedrooms $1,564 $30.08 $62,560

HUD area: Putnam 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 20 ZIP codes in Putnam County (Fiscal year 2027). Type yours to see it.

For 2 bedrooms they run from $1,000 in 38574 to $1,250 in 38506. 8 ZIP codes are above the county's fair market rent ($1,102).

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)

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

Rent burden

How many households spend too much

HUD counts rent as a burden when it reaches 30% of income or more. In Putnam County, 49% 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.

49%

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

13,039 households rent in Putnam County

  • Spend half or more of their income 25%
  • Spend 30% or more, but less than half 24%
  • Spend less than 30% 51%

Compared with the state and the country

  • Putnam 49%
  • Tennessee 49%
  • United States 51%

Low-income apartments

Low-income apartments in Putnam County

HUD lists 20 properties with homes for low-income households in Putnam 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)
10
HUD-assisted
8
public housing
3

1,216 homes in all; 1,121 of them low-income, according to HUD.

  • Cookeville RAD Development HUD-assisted 706 Pine Ave, Cookeville 38501 207 low-income homes · For families
  • Huddleston/Holladay/Sid Public housing 202 S Elm St, Monterey 38574 202 homes, 199 low-income · Run by Highlands Residential Services · Average payment: $306 a month · Average wait: 20 months · Homes at several sites · (931) 526-9793
  • Walnut Village Apartments Tax credit (LIHTC) · HUD-assisted 201 S Walnut Ave, Cookeville 38501 80 low-income homes · 1 bd: 66 · 2 bd: 14 · In service since 2020 · For older adults, people with disabilities, families · (931) 528-7605
  • Cane Creek Apts (cookeville) Tax credit (LIHTC) 2500 W Jackson St, Cookeville 38501 76 low-income homes · 1 bd: 16 · 2 bd: 35 · 3 bd: 24 · In service since 2009 · For people with disabilities, families
  • Greenwood Place Tax credit (LIHTC) 265 Quinland Lake Rd, Cookeville 38506 64 low-income homes · 1 bd: 24 · 2 bd: 36 · 3 bd: 4 · In service since 2016 · For families
  • Quinland Ridge Apartments Tax credit (LIHTC) 394 4th Ave N, Cookeville 38506 64 low-income homes · Studio: 1 · 1 bd: 16 · 2 bd: 47 · In service since 2017 · For older adults
  • Algood Manor Apartments HUD-assisted 100 Maddux Rd, Algood 38501 59 homes, 58 low-income · For families · (615) 537-3228
  • Algood Manor Tax credit (LIHTC) 100 Maddux Ct, Cookeville 38506 58 low-income homes · 1 bd: 16 · 2 bd: 34 · 3 bd: 8 · In service since 2011
  • Oak Tree Towers Public housing 300 Acorn Dr, Cookeville 38501 50 low-income homes · Run by Highlands Residential Services · Average payment: $395 a month · Average wait: 12 months · (931) 526-9793
  • Hickory Valley HUD-assisted 1330 Hickory Valley Dr, Cookeville 38501 48 low-income homes · For families
  • Garden Grove Apartments Tax credit (LIHTC) 300 Quinland Lake RD, Allgood 38501 40 low-income homes · 1 bd: 21 · 2 bd: 19 · In service since 2015
  • Willow Heights Public housing 822 Willow Valley Ct, Cookeville 38501 31 homes, 30 low-income · Run by Highlands Residential Services · Average payment: $339 a month · Average wait: 18 months · Homes at several sites · (931) 526-9793
  • Willow Heights Tax credit (LIHTC) 861 Willow Valley Ct, Cookeville 38501 30 low-income homes · 1 bd: 24 · 2 bd: 6 · In service since 2001 · For people with disabilities
  • Terrace View Townhomes Tax credit (LIHTC) 1366 Crescent Dr, Cookeville 38501 23 low-income homes · 3 bd: 23 · In service since 2000 · For people with disabilities, families
  • Highland Manor Apts. HUD-assisted 535 Old Walton Rd, Monterey 38574 23 homes, 22 low-income · For older adults · (931) 839-7566
  • Algood Village HUD-assisted 100 Church Ct, Cookeville 38506 22 low-income homes · For older adults · (931) 537-6605
  • Baxter Apartments Tax credit (LIHTC) 296 Highland Ave, Baxter 38544 20 low-income homes · 1 bd: 12 · 2 bd: 8
  • Laurel Creek HUD-assisted 580 Cora Rd, Cookeville 38501 20 homes, 19 low-income · For older adults
  • Highland Manor II HUD-assisted 303 W Commercial Ave, Monterey 38574 11 low-income homes · For older adults · (423) 586-1494
  • Broad Way Apartments Tax credit (LIHTC) 1445 W Broad St, Cookeville 38501 88 homes · 1 bd: 12 · 2 bd: 44 · 3 bd: 32 · In service since 2017 · For people with disabilities, families

One property has two programs at the same address and appears once. Search HUD's map

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 Putnam 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 Putnam County. Here is what the rules say:

The rules, with their source

  1. 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. HUD

  2. 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). 24 CFR §5.603, §982.201(b)

  3. Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). 24 CFR §982.201(b)(2)

  4. 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. 24 CFR §982.1(a)(3)

  5. When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. 24 CFR §982.508

  6. Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. 24 CFR §982.503(b), (c)

Mixed-status families: how assistance is figured
HUD income limits Yearly income of the whole family, before taxes.
People Extremely low (30%) Very low (50%) Low
$18,450 $30,650 $49,100
$21,640 $35,000 $56,100
$27,320 $39,400 $63,100
$33,000 $43,800 $70,100
$38,680 $47,350 $75,700
$44,360 $50,850 $81,300
$50,040 $54,350 $86,950
$55,720 $57,850 $92,550

Area median income: $89,500. HUD income limits by family size, Fiscal year 2026. Area: Putnam County, TN. Source: HUD, Fiscal year 2026

How much can you earn? Check your case

Possible payment standard

  • Studio $719 – $879
  • 1 bedroom $798 – $976
  • 2 bedrooms $992 – $1,212
  • 3 bedrooms $1,352 – $1,652
  • 4 bedrooms $1,408 – $1,720

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

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 Putnam County

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

  • You Can Make It Home Ownership Center, Inc.

    660 Fitzhugh Blvd Ste 105, Smyrna · 57 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (615) 355-0005

  • Dominion Financial Management

    661 Fitzhugh Blvd, Smyrna · 57 miles away

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 6 more
    615-220-5858x111
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 Putnam 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

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

Adjust advanced details
Deposit and rent in advance
The deposit, in

Let's do the math

Cash to move in

$2,204

What you need before you get the keys.

What adds up

First month
$1,102
Security deposit
$1,102
Total
$2,204

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 depositGuide: avoiding rental scamsFamily budgetHow 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 Putnam County?

According to HUD (Fiscal year 2027): Studio: $799; 1 bedroom: $887; 2 bedrooms: $1,102; 3 bedrooms: $1,502; 4 bedrooms: $1,564. It covers rent plus basic utilities, except the phone.

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

Paying the 2-bedroom fair market rent ($1,102) without spending more than 30% of income takes $21.19 an hour full time, or $44,080 a year.

Who qualifies for Section 8 in Putnam County?

Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $43,800 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 Putnam 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 $992 and $1,212 a month. Your agency publishes its figure.

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

For 2 bedrooms they run from $1,000 in 38574 to $1,250 in 38506. 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 Putnam County?

HUD lists 20 properties with homes for low-income households in Putnam 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 Putnam County?

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