FMR is below market; voucher rent may lag private rents.
0.83
1 BR
1 BR- 37160
0.86ratio
FMR$1,060
Market$1,230
vs market-$170
FMR is below market; voucher rent may lag private rents.
0.86
2 BR
2 BR- 37160
0.72ratio
FMR$1,190
Market$1,650
vs market-$460
FMR is below market; voucher rent may lag private rents.
0.72
3 BR
3 BR- 37160
0.84ratio
FMR$1,550
Market$1,850
vs market-$300
FMR is below market; voucher rent may lag private rents.
0.84
4 BR
4 BR- 37160
0.93ratio
FMR$1,870
Market$2,020
vs market-$150
FMR is near market; voucher and private rents are aligned.
0.93
0.700.800.901.001.101.201.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--
Shelbyville, TN fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in Shelbyville, TN is $1,190 a month. That is down 9.8% from $1,320 in FY 2026. Shelbyville is in the Nashville-Davidson--Murfreesboro--Franklin, TN HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. The median county two-bedroom FMR in Tennessee is $1,048, so Shelbyville is 14% above it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for Shelbyville, TN
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$1,150
$1,040
−9.6%
$936–$1,144
1BR
$1,170
$1,060
−9.4%
$954–$1,166
2BR
$1,320
$1,190
−9.8%
$1,071–$1,309
3BR
$1,660
$1,550
−6.6%
$1,395–$1,705
4BR
$2,020
$1,870
−7.4%
$1,683–$2,057
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for Shelbyville, TN
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$1,040
$1,060
$1,190
$1,550
$1,870
FY 2026
$1,150
$1,170
$1,320
$1,660
$2,020
FY 2025
$1,270
$1,300
$1,460
$1,840
$2,240
FY 2024
$1,350
$1,390
$1,560
$1,960
$2,390
FY 2023
$1,170
$1,200
$1,350
$1,690
$2,090
Questions about Shelbyville, TN rents
How much will Section 8 pay for a two-bedroom in Shelbyville, TN?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,190, that basic range is $1,071 to $1,309 a month. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.
Which HUD fair market rent area is Shelbyville, TN in?
Shelbyville, TN is in the Nashville-Davidson--Murfreesboro--Franklin, TN HUD Metro FMR Area. HUD requires Small Area FMRs in this area, so payment standards are set by ZIP code.
How much did fair market rent change in Shelbyville, TN for FY 2027?
The two-bedroom FMR fell 9.8%, from $1,320 in FY 2026 to $1,190 in FY 2027. Since FY 2023 it has fallen 11.9%.
When do FY 2027 fair market rents take effect?
HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.
Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set