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Do I qualify by income in Tennessee?

In Tennessee, the 50% (very low income) limit for 4 people runs from $39,000 to $58,050, depending on the county. Pick yours and see where your income falls.

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  • Connected to the 95 counties of Tennessee
  • Rules verified as of October 31, 2026.
  • Public data from HUD
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HUD's limits in Tennessee, county by county

50% (very low) limit, 4 people
$39,000 – $58,050
95 of 95 counties have HUD limits.
Highest
$58,050
Cannon County and 9 more counties
Lowest
$39,000
Benton County and 38 more counties
Counties in a metropolitan area
44 of 95
HUD groups them into 21 metropolitan areas. It calculates the other 51 one by one.

Every county, highest to lowest

Sort by any column. Tap a county to see its limits for every family size, what each one is used for and the programs in that county.

Source: Income Limits (Fiscal year 2026)

Pick your county and how many people live with you. Income is optional: with it we tell you which limit it falls under.

Your household

Your county

    HUD publishes its limits by county or by metropolitan area.

    Let's do the math

    Example: Shelby County, TN

    Enter your income to see which of the three limits your household of 4 people falls under.

    This does not say whether you qualify. The housing agency or the property reviews your case and decides.

    • Extremely low income (30%)

      $33,000

      per year, 4 people

      Used by

    • Very low income (50%)

      $46,350

      per year, 4 people

      Used by

      • Section 8 vouchers: in general, the household cannot earn more than this limit (50% of median income). There are exceptions for some low-income families. 24 CFR §982.201(b)(1)
      • Tax-credit apartments (LIHTC): the law uses 50% or 60% of area median income, depending on what each property chose, or an average of 60%. Ask the property which limit it uses. 26 U.S.C. §42(g)(1)

    • Low income (80%)

      $74,150

      per year, 4 people

      Used by

    HUD area
    Memphis, TN-MS-AR HUD Metro FMR Area · HUD calculates these limits for the whole metropolitan area.
    Area median family income (MFI)
    $92,700

    HUD income limits (FY2026). Income Limits (HUD) ↗

    Rent and Section 8 in Shelby CountySee Shelby CountyWhich programs might I qualify for?

    Key words: area median income · Section 8 voucher · public housing

    The figures are HUD's. We do not give advice for your case: ask the housing agency or a HUD-approved housing counselor.
    Show contents

    How is it calculated?

    There is no formula of ours: we compare your income with the figures HUD publishes for your county and household size, and tell you which programs use each limit, under their rules.

    The formula

    Your yearly income, before taxes, against HUD's limit for your county and household size. HUD publishes three: 30%, 50% and 80% of area median income.

    Example with the numbers for Shelby County, TN

    Shelby County, TN, for 4 people. HUD calculates these limits for this area: Memphis, TN-MS-AR HUD Metro FMR Area.

    Extremely low income (30%)
    $33,000
    Very low income (50%)
    $46,350
    Low income (80%)
    $74,150
    Area median family income (MFI)
    $92,700

    Computed from the page's data when it was built; in the tool you replace every number with your own.

    A man leans over the armchair where a girl is reading a book.
    The limits change with the size of your family: count everyone who lives with you.

    What moves the result?

    Six things that change the number more than anything else.

    • Your yearly income

      HUD compares the whole household's income over a year, before taxes.

    • How many of you

      Each extra person raises the limit. HUD publishes limits for households of 1 to 8 people.

    • Your county

      Limits change from county to county. For many, HUD calculates them for the whole metropolitan area.

    • Three limits

      30%, 50% and 80% of area median income. Each program uses one of them.

    • Who decides

      The housing agency or the property reviews your case and has the final word.

    • Your documents

      To apply for help you are asked for proof of the whole household's income. Keep it handy.

    The official numbers behind the tool

    Official data the tool uses, so you can compare.

    HUD-approved housing counselors by state

    Source: HUD-approved housing counseling agencies (Retrieved November 6, 2026)

    — means the source publishes no value.

    Want your county's numbers?

    Type your county or ZIP code: the tool loads its numbers and keeps them in your browser for the other tools.

    Frequently asked questions

    What income do I count?

    Under HUD's rules, count everything each person 18 or older (and the head of household or spouse) receives from all sources, plus the income of minors that does not come from work. Some amounts do not count. The agency does the final math with your documents.

    Why is the 80% limit not always 80% of median income?

    Because HUD's rule lets it set higher or lower limits where incomes in the area are unusually high or low. That is why we always show HUD's published figure, never our own math.

    If my income is under the limit, do I qualify?

    Not necessarily. The limit is only one part. The housing agency or the property also checks who lives with you, whether you are a citizen or have an eligible immigration status and other rules, and there is often a waiting list. Only they decide.

    Do you save what I type?

    No. Your county, household size and income stay in your browser. You can erase them with the start-over button. We never ask for names or personal data.

    Methodology and sources (HUD)
    1. The limits: every year (FY2026) HUD publishes three tables for each county or area: extremely low (30%), very low (50%) and low (80%) income, as a share of area median income, for households of 1 to 8 people. We use HUD's figures exactly as published.
    2. The area: HUD calculates many counties' limits together with their metropolitan area, and other counties' limits one by one. We tell you which area HUD uses for yours.
    3. Your income: if you enter it, we compare it with the three limits for your household size and tell you where it falls. We do not tell you whether you qualify: the housing agency or the property decides, with your documents and its other rules.

    Data

    • Income Limits (Fiscal year 2026)

    Program rules

    • 24 CFR §5.603, Definitions (income) · In effect since October 28, 2026
    • 24 CFR §982.201, Eligibility and targeting · In effect since October 28, 2026
    • HUD, Housing Choice Voucher Tenants · Verified on October 31, 2026
    • 24 CFR §5.609, Annual income · In effect since October 28, 2026
    • 24 CFR §960.201, Eligibility (public housing) · In effect since October 28, 2026
    • 24 CFR §960.202, Tenant selection policies · In effect since October 28, 2026
    • HUD, Public Housing · Verified on October 31, 2026
    • 24 CFR §5.653, Section 8 project-based assistance: income eligibility · In effect since October 28, 2026
    • 26 U.S.C. §42(g), Qualified low-income housing project (govinfo) · Verified on October 31, 2026

    What comes next?

    After you see your limits, look up your state's programs or work out the rent that fits your budget.

    Want someone to go over it with you? A HUD-approved counselor does it for free or at low cost. Find a counselor

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