Renting · Section 8
Data from November 2026
Renting in White County, Tennessee
White County has a HUD fair market rent of $1,021 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $849 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $19.63 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,021
- a month, HUD, Fiscal year 2027
- 26% less than in Tennessee
- Typical rent
- $849
- a month, Census, Average 2020–2024
- 29% less than in Tennessee
- Wage needed
- $19.63
- an hour, 2 bedrooms
- Or $40,840 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 34%
- spend 30% or more of income on rent
- 31% less than in Tennessee
Only here
Renting in White County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Among the neighboring counties, Van Buren County has the lowest typical rent ($700), 18% below the $849 in White County.
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At 34%, White County ranks 9th among the 93 counties in Tennessee with this figure for the smallest share of rent-burdened renters.
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 White 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 | $775 | $14.90 | $31,000 |
| 1 bedroom | $780 | $15.00 | $31,200 |
| 2 bedrooms | $1,021 | $19.63 | $40,840 |
| 3 bedrooms | $1,321 | $25.40 | $52,840 |
| 4 bedrooms | $1,707 | $32.83 | $68,280 |
HUD area: White 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 7 ZIP codes in White County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,000 in 38587 to $1,090 in 38579. 6 ZIP codes are above the county's fair market rent ($1,021).
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)
| 38579 | White County, TN | $830 | $830 | $1,090 | $1,410 | $1,820 |
|---|---|---|---|---|---|---|
| 38583 | Cumberland County, TN | $790 | $800 | $1,040 | $1,350 | $1,720 |
| 38583 | DeKalb County, TN | $790 | $800 | $1,040 | $1,350 | $1,720 |
| 38583 | Putnam County, TN | $790 | $800 | $1,040 | $1,350 | $1,720 |
| 38583 | Van Buren County, TN | $790 | $800 | $1,040 | $1,350 | $1,720 |
| 38583 | White County, TN | $790 | $800 | $1,040 | $1,350 | $1,720 |
| 38587 | White County, TN | $760 | $760 | $1,000 | $1,290 | $1,660 |
- 38579 · White County, TN $1,090$1,410
- 38583 · Cumberland County, TN $1,040$1,350
- 38583 · DeKalb County, TN $1,040$1,350
- 38583 · Putnam County, TN $1,040$1,350
- 38583 · Van Buren County, TN $1,040$1,350
- 38583 · White County, TN $1,040$1,350
- 38587 · White County, TN $1,000$1,290
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 White County, 34% 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.
34%
of renter households spend 30% or more of their income on rent.
2,596 households rent in White County
- Spend half or more of their income 23%
- Spend 30% or more, but less than half 11%
- Spend less than 30% 66%
Compared with the state and the country
- White 34%
- Tennessee 49%
- United States 51%
Low-income apartments
Low-income apartments in White County
HUD lists 7 properties with homes for low-income households in White 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)
- 2
- HUD-assisted
- 4
- public housing
- 1
367 homes in all; 364 of them low-income, according to HUD.
- Crag Rock Village Public housing 401 Cragrock Ct, Sparta 38583 162 low-income homes · Run by Sparta Housing Authority · Average payment: $494 a month · Average wait: 15 months · (931) 836-3357
- Knollcrest Manor Apts Tax credit (LIHTC) 321 Knollcrest Dr, Sparta 38583 50 low-income homes · 1 bd: 10 · 2 bd: 30 · 3 bd: 10 · In service since 2006
- Knollcrest Manor HUD-assisted 601 Knollcrest Dr, Sparta 38583 50 homes, 48 low-income · For families · (931) 576-0604
- Stoneridge Estates Tax credit (LIHTC) 500 Stoneridge Ct, Sparta 38583 48 low-income homes · 2 bd: 32 · 3 bd: 16 · In service since 2011 · For people with disabilities, families
- Oak Hills Apartments HUD-assisted 365 Oak Hill Dr, Sparta 38583 24 homes, 23 low-income · For older adults · (931) 836-8127
- Oak Hills Annex HUD-assisted 301 Horizon Dr, Sparta 38583 19 low-income homes · For older adults · (931) 836-3010
- Pleasant Hill Apartments HUD-assisted 600 Horizon Dr, Sparta 38583 14 low-income homes · For older adults · (931) 836-8127
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 White 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 White 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
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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)
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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)
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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 §982.508
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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 | $16,400 | $27,300 | $43,700 |
| 2 people | $21,640 | $31,200 | $49,950 |
| 3 people | $27,320 | $35,100 | $56,200 |
| 4 people | $33,000 | $39,000 | $62,400 |
| 5 people | $38,680 | $42,150 | $67,400 |
| 6 people | $44,360 | $45,250 | $72,400 |
| 7 people | $48,400 | $48,400 | $77,400 |
| 8 people | $51,500 | $51,500 | $82,400 |
Area median income: $74,400. HUD income limits by family size, Fiscal year 2026. Area: White County, TN. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $698 – $853
- 1 bedroom $702 – $858
- 2 bedrooms $919 – $1,123
- 3 bedrooms $1,189 – $1,453
- 4 bedrooms $1,536 – $1,878
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
- Sparta Housing Authority Public housing · 162 public housing units (931) 836-3357 Sparta Housing Authority: jimp@spartahousing.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 White County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
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You Can Make It Home Ownership Center, Inc.
660 Fitzhugh Blvd Ste 105, Smyrna · 59 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 6 more
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Dominion Financial Management
661 Fitzhugh Blvd, Smyrna · 59 miles away
- Mortgage delinquency and default
- Budget and credit workshops
- and 6 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in White 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
$2,042
What you need before you get the keys.
What adds up
- First month
- $1,021
- Security deposit
- $1,021
- Total
- $2,042
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 White County?
According to HUD (Fiscal year 2027): Studio: $775; 1 bedroom: $780; 2 bedrooms: $1,021; 3 bedrooms: $1,321; 4 bedrooms: $1,707. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in White County?
Paying the 2-bedroom fair market rent ($1,021) without spending more than 30% of income takes $19.63 an hour full time, or $40,840 a year.
Who qualifies for Section 8 in White County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $39,000 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 White 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 $919 and $1,123 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in White County?
For 2 bedrooms they run from $1,000 in 38587 to $1,090 in 38579. 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 White County?
HUD lists 7 properties with homes for low-income households in White 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 White County?
HUD counts rent as a burden when it reaches 30% of income or more. In White County, 34% of renter households are in that position; in Tennessee, 49%, and nationwide, 51% (Average 2020–2024, Census).