Section 8 · Shelby County
Data from November 2026
How much does Section 8 pay in Shelby County, Tennessee?
HUD sets the 2-bedroom fair market rent in Shelby County at $1,301 a month (Fiscal year 2027). From that figure, your housing agency sets its payment standard, which as a rule runs from $1,171 to $1,431. The voucher pays up to that standard, minus your share: generally 30% of your adjusted monthly income.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,301
- a month, HUD, Fiscal year 2027
- 6% less than in Tennessee
- Possible payment standard, 2 BR
- $1,171 – $1,431
- 90% to 110% of the fair market rent
- By ZIP code, 2 BR
- $1,000 – $1,950
- across 38 ZIP codes
- Section 8 vouchers
- 9,408
- at 1 agency based here
Only here
Section 8 in Shelby County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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The 2-bedroom ZIP code fair market rent in Shelby County runs from $1,000 in 38126 to $1,950 in 38139 (95% more). Only 2 of the 82 counties in Tennessee with data have a wider gap.
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Housing agencies based in Shelby County hold 9,408 housing vouchers. Only 1 of the 22 counties in Tennessee with vouchers has more.
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Next door, in Lauderdale County, HUD sets the 2-bedroom fair market rent at $995: 24% less than in Shelby County ($1,301).
Sources: HUD (Fiscal year 2027); HUD (Retrieved November 6, 2026); HUD (Fiscal year 2027).
Fair market rent and payment standard
What the voucher can pay, by size
Each year HUD publishes a fair market rent (FMR) for each home size in Shelby County. Your housing agency uses it to set its payment standard: the most the voucher can pay toward rent and utilities.
- 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. Source: 24 CFR §888.113
- 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)
- Above 110% is an exception payment standard. Up to 120%, the agency only has to notify HUD that it meets certain criteria. Source: 24 CFR §982.503(d)
| Size | Fair rent per month | Possible payment standard |
|---|---|---|
| Studio | $1,095 | $986 – $1,205 |
| 1 bedroom | $1,191 | $1,072 – $1,310 |
| 2 bedrooms | $1,301 | $1,171 – $1,431 |
| 3 bedrooms | $1,717 | $1,545 – $1,889 |
| 4 bedrooms | $1,981 | $1,783 – $2,179 |
HUD area: Memphis, TN-MS-AR HUD Metro FMR Area. Source: HUD, Fiscal year 2027
By ZIP code
The fair market rent of each ZIP code
HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 38 ZIP codes in Shelby County (Fiscal year 2027). Where they are used, they are the basis of your home’s payment standard.
For 2 bedrooms they run from $1,000 in 38126 to $1,950 in 38139. With the 90% to 110% rule, the payment standard could run from $900 to $1,100 in 38126 and from $1,755 to $2,145 in 38139.
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)
Lowest and highest, by size
- Studio $840 – $1,640
- 1 bedroom $910 – $1,780
- 2 bedrooms $1,000 – $1,950
- 3 bedrooms $1,310 – $2,570
- 4 bedrooms $1,510 – $2,970
| ZIP code | Studio | 1 bd | 2 bd | 3 bd | 4 bd |
|---|---|---|---|---|---|
| 38002 | $1,570 | $1,700 | $1,860 | $2,460 | $2,830 |
| 38016 | $1,350 | $1,460 | $1,600 | $2,110 | $2,440 |
| 38017 | $1,400 | $1,520 | $1,660 | $2,190 | $2,530 |
| 38018 | $1,500 | $1,630 | $1,780 | $2,350 | $2,710 |
| 38029 | $1,390 | $1,510 | $1,670 | $2,200 | $2,570 |
| 38053 | $1,050 | $1,140 | $1,250 | $1,650 | $1,900 |
| 38054 | $1,050 | $1,140 | $1,250 | $1,650 | $1,900 |
| 38103 | $1,470 | $1,600 | $1,750 | $2,310 | $2,660 |
| 38104 | $1,220 | $1,330 | $1,450 | $1,910 | $2,210 |
| 38105 | $920 | $1,000 | $1,090 | $1,440 | $1,660 |
| 38106 | $910 | $990 | $1,080 | $1,430 | $1,640 |
| 38107 | $940 | $1,020 | $1,120 | $1,480 | $1,700 |
| 38108 | $850 | $920 | $1,010 | $1,330 | $1,540 |
| 38109 | $910 | $990 | $1,080 | $1,430 | $1,640 |
| 38111 | $1,040 | $1,130 | $1,240 | $1,640 | $1,890 |
| 38112 | $880 | $960 | $1,050 | $1,390 | $1,600 |
| 38113 | $1,090 | $1,190 | $1,300 | $1,720 | $1,980 |
| 38114 | $900 | $980 | $1,070 | $1,410 | $1,630 |
| 38115 | $1,140 | $1,240 | $1,360 | $1,800 | $2,070 |
| 38116 | $1,050 | $1,140 | $1,250 | $1,650 | $1,900 |
| 38117 | $1,270 | $1,380 | $1,510 | $1,990 | $2,300 |
| 38118 | $1,050 | $1,140 | $1,250 | $1,650 | $1,900 |
| 38119 | $1,230 | $1,340 | $1,460 | $1,930 | $2,220 |
| 38120 | $1,410 | $1,540 | $1,680 | $2,220 | $2,560 |
| 38122 | $1,040 | $1,130 | $1,240 | $1,640 | $1,890 |
| 38125 | $1,340 | $1,460 | $1,590 | $2,100 | $2,420 |
| 38126 | $840 | $910 | $1,000 | $1,310 | $1,510 |
| 38127 | $990 | $1,080 | $1,180 | $1,560 | $1,800 |
| 38128 | $1,140 | $1,240 | $1,350 | $1,780 | $2,060 |
| 38131 | $1,090 | $1,190 | $1,300 | $1,720 | $1,980 |
| 38132 | $990 | $1,070 | $1,180 | $1,550 | $1,790 |
| 38133 | $1,340 | $1,460 | $1,590 | $2,100 | $2,420 |
| 38134 | $1,070 | $1,160 | $1,270 | $1,680 | $1,930 |
| 38135 | $1,540 | $1,670 | $1,830 | $2,420 | $2,790 |
| 38138 | $1,570 | $1,710 | $1,870 | $2,470 | $2,850 |
| 38139 | $1,640 | $1,780 | $1,950 | $2,570 | $2,970 |
| 38141 | $1,320 | $1,440 | $1,570 | $2,070 | $2,390 |
| 38152 | $1,040 | $1,130 | $1,240 | $1,640 | $1,890 |
Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)
How it is figured
What the voucher pays and what you pay
The housing agency pays the owner directly. This is how it is figured, under HUD’s rules:
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The payment standard is the most the voucher pays. The agency pays the lower of the payment standard minus your share, or the rent with utilities minus your share. Source: 24 CFR §982.505(a), (b)
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Your share (the total tenant payment) is the highest of 30% of your adjusted monthly income, 10% of your monthly income, the part of public assistance set aside for housing, or the minimum rent. Source: 24 CFR §5.628(a)
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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)
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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 §982.305(a)(5), §982.508
A family of 4 earning HUD’s extremely low income limit in Shelby County has $33,000 a year, about $2,750 a month. 30% of that income is $825. Since adjusted income is the same or lower, the family’s share would generally not be more than that. If the agency sets the payment standard equal to the fair market rent ($1,301) and the 2-bedroom home rents for that, the voucher would pay about $476 or more.
- Rent, equal to the fair market rent
- $1,301
- Family share, at most
- $825
- Voucher payment, at least
- $476
This is only an example. Your agency figures your adjusted income, the home size you get and its own payment standard. Sources: HUD fair market rent (Fiscal year 2027) and HUD income limits (Fiscal year 2026).
How to apply
Where and how to ask for a voucher in Shelby County
2 housing agencies are based in Shelby County. This is how you apply:
- 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
- Because demand is high, you may need to sign up on several waiting lists. You do not need to live where you apply. Source: HUD
- Generally, your family must have very low income: no more than 50% of the area median income. In Shelby County, for a family of 4 that limit is $46,350 a year (Fiscal year 2026). Source: 24 CFR §5.603, §982.201(b)
How much can you earn? Check your case Section 8 and mixed-status families: how it worksRental help and public charge: what the rules sayHow to avoid rental scams: the signs and what to do
Housing agencies that serve this place
- Memphis Housing Authority Public housing and Section 8 vouchers · 9,408 vouchers · 2,900 public housing units (901) 544-1102 Memphis Housing Authority: info@memphisha.org
- Millington Housing Authority Public housing · 89 public housing units (901) 872-3677 Millington Housing Authority: S.bell@TheMillingtonHA.org
Housing agencies in Tennessee HUD list of housing agencies Source: HUD, Retrieved November 6, 2026
Frequently asked questions
How much does Section 8 pay for 2 bedrooms in Shelby County?
It depends on your agency’s payment standard and your income. HUD sets the 2-bedroom fair market rent at $1,301 (Fiscal year 2027), and the basic payment standard can run from $1,171 to $1,431. The voucher pays up to that standard minus your share.
How much do I pay with a voucher?
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. When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income.
Does the payment standard change by ZIP code in Shelby County?
For 2 bedrooms they run from $1,000 in 38126 to $1,950 in 38139. With the 90% to 110% rule, the payment standard could run from $900 to $1,100 in 38126 and from $1,755 to $2,145 in 38139. 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.
Where do I apply for Section 8 in Shelby County?
At a public housing agency. 2 are based in Shelby County, such as Memphis Housing Authority and Millington Housing Authority. If you qualify, your name usually goes on a waiting list. You can sign up on several: you do not need to live where you apply.
Who qualifies for Section 8 in Shelby County?
Generally, your family must have very low income: no more than 50% of the area median income. In Shelby County, for a family of 4 that limit is $46,350 a year (Fiscal year 2026).