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Shelby County/Germantown/38138

38138

ZIPSAFMR
Shelby County, TN
Zillow

ZIP Investment Score

74Below average

095130300
BRFMR
Eff. Rent
0 BR$1,570$1,730
1 BR$1,710$1,710
2 BR$1,870$1,820
3 BR$2,470$2,010
4 BR$2,850$2,240
5 BR$3,277Not available
6 BR$3,769Not available
7 BR$4,334Not available
8 BR$4,985Not available

Purchase Price Calculator

Maximum purchase price
$208,535

Cost breakdown

+Likely effective rent$1,820
HUD FMR$1,870
Market rentUsed$1,820
Est. payment standard (98%)$1,840
-Principal and interest-$1,054
Loan amount$166,828
Down payment$41,707
Rate6.50%
Term30 years
-Operating costs-$566
Property taxes-$209
Insurance-$175
Utilities$0
HOA$0
Management-$182
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$29,211(70.0% ROI)
Projected value
$224,569
Return breakdown
Property appreciation+$16,034
Loan principal paid down+$5,977
Rental cash flow+$7,200
5-year hold
+$50,062(120.0% ROI)
Projected value
$235,938
Return breakdown
Property appreciation+$27,403
Loan principal paid down+$10,659
Rental cash flow+$12,000
10-year hold
+$107,805(258.5% ROI)
Projected value
$266,942
Return breakdown
Property appreciation+$58,407
Loan principal paid down+$25,398
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.61
1 BR
1.00
2 BR
1.03
3 BR
1.23
4 BR
1.27
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 38138 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 38138 (Germantown, TN) is $1,870 a month. That is up 1.1% from $1,850 in FY 2026. Germantown is in the Memphis, TN-MS-AR HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 65 ZIP codes in Shelby County, 38138 has the 2nd-highest two-bedroom rent (county range $1,000–$1,950). The median county two-bedroom FMR in Tennessee is $1,048, so ZIP 38138 is 78% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 38138
BedroomsFY 2027Change90–110% range
Studio$1,570+1.9%$1,413–$1,727
1BR$1,710+1.8%$1,539–$1,881
2BR$1,870+1.1%$1,683–$2,057
3BR$2,470+1.2%$2,223–$2,717
4BR$2,850+0.4%$2,565–$3,135

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 38138
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,570$1,710$1,870$2,470$2,850
FY 2026$1,540$1,680$1,850$2,440$2,840
FY 2025$1,570$1,720$1,930$2,540$2,970
FY 2024$1,440$1,600$1,810$2,390$2,780
FY 2023$1,120$1,270$1,450$1,920$2,230

Two-bedroom rent in nearby Shelby County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 38138
38127$1,180−36.9%
38128$1,350−27.8%
38130$1,300−30.5%
38131$1,300−30.5%
38132$1,180−36.9%
38133$1,590−15.0%
38134$1,270−32.1%
38135$1,830−2.1%
38137$1,300−30.5%
38138Current$1,870—
38139$1,950+4.3%
38141$1,570−16.0%

Questions about ZIP 38138 rents

How much will Section 8 pay for a two-bedroom in ZIP 38138?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,870, that basic range is $1,683 to $2,057 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 ZIP 38138 in?

ZIP 38138 is in the Memphis, TN-MS-AR 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 ZIP 38138 for FY 2027?

The two-bedroom FMR rose 1.1%, from $1,850 in FY 2026 to $1,870 in FY 2027. Since FY 2023 it has risen 29.0%.

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

County fair market rentGermantown, TN fair market rentTN statewide rentsWhat is SAFMR?Data sources