Renting · Section 8
Data from November 2026
Renting in Sullivan County, Tennessee
Sullivan County has a HUD fair market rent of $1,091 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $889 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $20.98 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,091
- a month, HUD, Fiscal year 2027
- 21% less than in Tennessee
- Typical rent
- $889
- a month, Census, Average 2020–2024
- 25% less than in Tennessee
- Wage needed
- $20.98
- an hour, 2 bedrooms
- Or $43,640 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 44%
- spend 30% or more of income on rent
- 10% less than in Tennessee
Only here
Renting in Sullivan County: what sets it apart
What this place has that others do not, from public data, most unusual first.
-
Among the neighboring counties, Johnson County has the lowest typical rent ($674), 24% below the $889 in Sullivan County.
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 Sullivan 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 Sullivan County was $1,319 a month in September 2026: 3.6% more than 12 months ago. 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 | $760 | $14.62 | $30,400 |
| 1 bedroom | $845 | $16.25 | $33,800 |
| 2 bedrooms | $1,091 | $20.98 | $43,640 |
| 3 bedrooms | $1,375 | $26.44 | $55,000 |
| 4 bedrooms | $1,465 | $28.17 | $58,600 |
HUD area: Kingsport-Bristol, TN-VA MSA. 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 10 ZIP codes in Sullivan County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,000 in 37665 to $1,390 in 37686. 6 ZIP codes are above the county's fair market rent ($1,091).
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)
| 37617 | Kingsport-Bristol, TN-VA | $760 | $840 | $1,090 | $1,370 | $1,460 |
|---|---|---|---|---|---|---|
| 37618 | Kingsport-Bristol, TN-VA | $790 | $880 | $1,140 | $1,440 | $1,530 |
| 37620 | Kingsport-Bristol, TN-VA | $750 | $830 | $1,070 | $1,350 | $1,440 |
| 37660 | Kingsport-Bristol, TN-VA | $810 | $910 | $1,170 | $1,470 | $1,570 |
| 37663 | Johnson City, TN | $800 | $880 | $1,140 | $1,440 | $1,530 |
| 37663 | Kingsport-Bristol, TN-VA | $800 | $880 | $1,140 | $1,440 | $1,530 |
| 37664 | Kingsport-Bristol, TN-VA | $730 | $810 | $1,050 | $1,320 | $1,410 |
| 37665 | Kingsport-Bristol, TN-VA | $690 | $770 | $1,000 | $1,250 | $1,340 |
| 37686 | Johnson City, TN | $970 | $1,080 | $1,390 | $1,750 | $1,870 |
| 37686 | Kingsport-Bristol, TN-VA | $970 | $1,080 | $1,390 | $1,750 | $1,870 |
- 37617 · Kingsport-Bristol, TN-VA $1,090$1,370
- 37618 · Kingsport-Bristol, TN-VA $1,140$1,440
- 37620 · Kingsport-Bristol, TN-VA $1,070$1,350
- 37660 · Kingsport-Bristol, TN-VA $1,170$1,470
- 37663 · Johnson City, TN $1,140$1,440
- 37663 · Kingsport-Bristol, TN-VA $1,140$1,440
- 37664 · Kingsport-Bristol, TN-VA $1,050$1,320
- 37665 · Kingsport-Bristol, TN-VA $1,000$1,250
- 37686 · Johnson City, TN $1,390$1,750
- 37686 · Kingsport-Bristol, TN-VA $1,390$1,750
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 Sullivan 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.
19,199 households rent in Sullivan County
- Spend half or more of their income 19%
- Spend 30% or more, but less than half 24%
- Spend less than 30% 56%
Compared with the state and the country
- Sullivan 44%
- Tennessee 49%
- United States 51%
Low-income apartments
Low-income apartments in Sullivan County
HUD lists 31 properties with homes for low-income households in Sullivan 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)
- 15
- HUD-assisted
- 16
- public housing
- 2
2,187 homes in all; 2,160 of them low-income, according to HUD.
- Model City (stonecrest) Tax credit (LIHTC) 1000 Stonegate Rd, Kingsport 37660 256 low-income homes · 1 bd: 16 · 2 bd: 112 · 3 bd: 128 · In service since 2010 · For families
- Edgemont Towers Public housing 100 Ash St, Bristol 37620 228 homes, 210 low-income · Run by Bristol Housing · Average payment: $380 a month · Average wait: 4 months · (423) 274-8150
- Maple Oak Apts Tax credit (LIHTC) · HUD-assisted 818 Oak St, Kingsport 37660 175 low-income homes · 1 bd: 175 · In service since 2003 · For older adults · (423) 245-9166
- Miller Village Tax credit (LIHTC) 3836 Eastline Dr, Kingsport 37664 153 low-income homes · 1 bd: 24 · 2 bd: 75 · 3 bd: 54 · In service since 2012 · For people with disabilities, families
- Miller Village Apartments HUD-assisted 3840 Eastline Dr, Kingsport 37664 153 low-income homes · For families · (423) 246-9541
- Family Units Public housing 119 Ash St, Bristol 37620 144 low-income homes · Run by Bristol Housing · Average payment: $432 a month · Average wait: 25 months · Homes at several sites · (423) 274-8150
- Sage Meadows Tax credit (LIHTC) 1100 Meadow View RD, Bristol 37620 98 low-income homes · 1 bd: 8 · 2 bd: 44 · 3 bd: 46 · In service since 2008 · For people with disabilities, families
- Kingsview Tax credit (LIHTC) 921 Larry Neil Way, Kingsport 37660 96 low-income homes · 1 bd: 8 · 2 bd: 44 · 3 bd: 44 · In service since 2006 · For families
- Kiwanis Towers HUD-assisted 2701 E Center St, Kingsport 37664 95 homes, 94 low-income · For older adults · (423) 246-4302
- Mountain View Apts (BRISTOL) Tax credit (LIHTC) · HUD-assisted 3357 Avoca Rd, Bristol 37620 94 homes, 93 low-income · In service since 2014 · For families · (423) 968-9620
- Lynnview Ridge Apts Tax credit (LIHTC) 656 Barnett Dr, Kingsport 37664 72 low-income homes · 2 bd: 46 · 3 bd: 26 · In service since 2013 · For people with disabilities, families
- One Wilcox Place Tax credit (LIHTC) 650 N Wilcox Dr, Kingsport 37660 72 low-income homes · 2 bd: 72 · In service since 1999 · For older adults, people with disabilities
- Allen Creek Tax credit (LIHTC) 411 Allen Dr, Kingsport 37660 60 low-income homes · 2 bd: 30 · 3 bd: 30 · In service since 2009 · For people with disabilities, families
- Finley Villa Tax credit (LIHTC) 100 Finley Villa Private Ct, Kingsport 37660 58 low-income homes · 1 bd: 58 · In service since 2003 · For older adults, people with disabilities
- George Washington School Senior Apts Tax credit (LIHTC) 205 E Sevier Ave, Kingsport 37660 54 low-income homes · 1 bd: 38 · 2 bd: 16 · In service since 2007 · For older adults, people with disabilities
- Holston Terrace Inc HUD-assisted 1924 Bowater Dr, Kingsport 37660 48 low-income homes · For older adults · (423) 392-2507
- City View Apts Tax credit (LIHTC) 1029 Bloomingdale Pike, Kingsport 37660 44 low-income homes · 1 bd: 12 · 2 bd: 24 · 3 bd: 8 · In service since 2009 · For people with disabilities, families
- Friendship Manor HUD-assisted 108 Wampler St, Kingsport 37665 38 low-income homes · For older adults · (423) 245-3103
- Riverview Place Tax credit (LIHTC) 218 Louis St, Kingsport 37660 38 low-income homes · 2 bd: 16 · 3 bd: 22 · In service since 2010 · For people with disabilities, families
- Forest Ridge Manor HUD-assisted 1252 Bloomingdale Pike, Kingsport 37660 38 homes, 37 low-income · For older adults · (423) 246-1562
- Walker Rosa Apts Tax credit (LIHTC) 1040 Tip Top Ave, Kingsport 37665 37 low-income homes · 2 bd: 27 · 3 bd: 10 · In service since 2008 · For people with disabilities, families
- Providence Place Tax credit (LIHTC) 445 Allen Dr, Kingsport 37660 32 low-income homes · 2 bd: 24 · 3 bd: 8 · In service since 2005 · For people with disabilities, families
- Ridge View Apartments HUD-assisted 343 Brown Ave, Bristol 37620 20 low-income homes · For older adults · (423) 573-9610
- Bristol Resid Dev Corp HUD-assisted 2951 Broad St, Bristol 37620 11 low-income homes · For people with disabilities · (423) 968-2612
- Kingsport Residential HUD-assisted 1326 Tranbarger Dr, Kingsport 37660 11 low-income homes · For people with disabilities · (423) 578-3946
- Bristol Community Homes HUD-assisted 4121 Old Jonesboro Rd, Bristol 37620 11 homes, 10 low-income · For people with disabilities · (423) 652-7378
- Holston Development Corporation HUD-assisted 2301 E Center St, Kingsport 37664 11 homes, 10 low-income · For people with disabilities · (423) 247-4000
- Roller Russ Residence HUD-assisted 2221 Memorial Ct, Kingsport 37664 11 homes, 10 low-income · For people with disabilities · (423) 245-1121
- South Holston Development Corporation HUD-assisted 2940 Broad St, Bristol 37620 11 homes, 10 low-income · For people with disabilities · (423) 926-4633
- Holston Residence, Inc. HUD-assisted 1800 Mountain View Ave, Kingsport 37664 9 homes, 8 low-income · For people with disabilities · (423) 467-3600
- Steele Creek Housing Corporation HUD-assisted 719 Kentucky Ave, Bristol 37620 9 homes, 8 low-income · For people with disabilities · (423) 968-2532
2 properties have two programs at the same address and appear 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 Sullivan County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 2 agencies serve in Sullivan County. Here is what the rules say:
The rules, with their source
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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 | $17,200 | $28,650 | $45,850 |
| 2 people | $21,640 | $32,750 | $52,400 |
| 3 people | $27,320 | $36,850 | $58,950 |
| 4 people | $33,000 | $40,900 | $65,450 |
| 5 people | $38,680 | $44,200 | $70,700 |
| 6 people | $44,360 | $47,450 | $75,950 |
| 7 people | $50,040 | $50,750 | $81,200 |
| 8 people | $54,000 | $54,000 | $86,400 |
Area median income: $81,800. HUD income limits by family size, Fiscal year 2026. Area: Kingsport-Bristol, TN-VA MSA. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $684 – $836
- 1 bedroom $761 – $930
- 2 bedrooms $982 – $1,200
- 3 bedrooms $1,238 – $1,513
- 4 bedrooms $1,319 – $1,612
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
- Kingsport Housing and Redevelopment Authority Public housing and Section 8 vouchers · 1,811 vouchers (423) 245-0135 Kingsport Housing and Redevelopment Authority: info@kingsporthousing.org
- Bristol Housing Public housing and Section 8 vouchers · 200 vouchers · 354 public housing units (423) 274-8150 Bristol Housing: rgedwards@bthra.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 Sullivan County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
-
Eastern Eight Community Development Corp.
3 Limited Centre St, Johnson City · 13 miles away
- Mortgage delinquency and default
- Budget and credit workshops
- and 5 more
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Telamon Corporation - Tennessee Branch
100 Erin Ln, Bulls Gap · 46 miles away · Spanish
- 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 Sullivan 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
$2,182
What you need before you get the keys.
What adds up
- First month
- $1,091
- Security deposit
- $1,091
- Total
- $2,182
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 Sullivan County?
According to HUD (Fiscal year 2027): Studio: $760; 1 bedroom: $845; 2 bedrooms: $1,091; 3 bedrooms: $1,375; 4 bedrooms: $1,465. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Sullivan County?
Paying the 2-bedroom fair market rent ($1,091) without spending more than 30% of income takes $20.98 an hour full time, or $43,640 a year.
Who qualifies for Section 8 in Sullivan County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $40,900 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 Sullivan 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 $982 and $1,200 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Sullivan County?
For 2 bedrooms they run from $1,000 in 37665 to $1,390 in 37686. 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 Sullivan County?
HUD lists 31 properties with homes for low-income households in Sullivan 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 Sullivan County?
HUD counts rent as a burden when it reaches 30% of income or more. In Sullivan County, 44% of renter households are in that position; in Tennessee, 49%, and nationwide, 51% (Average 2020–2024, Census).