Look up HUD rent benchmarks by bedroom and ZIP code, then estimate cash flow with your own price and costs.
HUD rent dataMemphis, TN-MS-AR HUD Metro FMR Area
3-bedroom gross-rent benchmark
$1,683 / month
-5.5% from FY2025.
FY2026 · effective Oct 1, 2025
Includes tenant-paid utilities. A benchmark, not an approved rent or property-specific estimate.
Published rent benchmarks
FY2025
$1,781
FY2026
$1,683
FY2027
$1,717
HUD schedules for the selected bedroom count. Changes are not a rent forecast.
Memphis, TN-MS-AR HUD Metro FMR Area · Monthly gross rents
Bedroom count
FY2025
FY2026 · current
FY2027 · upcoming
Studio
$1,105
$1,060
$1,095
1 bedroom
$1,207
$1,154
$1,191
2 bedrooms
$1,355
$1,274
$1,301
3 bedrooms
$1,781
$1,683
$1,717
4 bedrooms
$2,086
$1,959
$1,981
FY2026 HUD area coverage: Crittenden County, AR; DeSoto County, MS; Fayette County, TN; Shelby County, TN; Tipton County, TN. ZIP schedules may cover portions of this area.
Compare rents by ZIP code
Monthly HUD gross-rent benchmarks, including tenant-paid utilities. Choose 2–4 ZIPs to compare.
105 ZIP codes across published schedules
ZIP rent table
FY2026 monthly gross rents by ZIP.
ZIP
Studio
1 bedroom
2 bedrooms
3 bedrooms
4 bedrooms
$1,560
$1,690
$1,870
$2,470
$2,880
$1,220
$1,330
$1,470
$1,940
$2,260
$940
$1,020
$1,130
$1,490
$1,740
$840
$940
$1,060
$1,390
$1,620
$1,280
$1,400
$1,570
$2,070
$2,420
$1,370
$1,500
$1,650
$2,180
$2,540
$1,440
$1,570
$1,730
$2,280
$2,660
$840
$940
$1,060
$1,390
$1,620
$1,080
$1,180
$1,300
$1,720
$2,000
$1,070
$1,160
$1,280
$1,690
$1,970
$1,180
$1,290
$1,430
$1,880
$2,190
$1,540
$1,670
$1,850
$2,440
$2,850
$1,480
$1,610
$1,780
$2,350
$2,740
$840
$940
$1,060
$1,390
$1,620
$900
$940
$1,180
$1,640
$1,720
$840
$940
$1,060
$1,390
$1,620
$860
$940
$1,060
$1,390
$1,620
$890
$970
$1,070
$1,410
$1,650
$1,050
$1,140
$1,260
$1,660
$1,940
$1,050
$1,140
$1,260
$1,660
$1,940
$1,070
$1,160
$1,280
$1,690
$1,970
$840
$940
$1,060
$1,390
$1,620
$1,010
$1,100
$1,220
$1,600
$1,880
$1,200
$1,330
$1,510
$1,980
$2,310
$840
$940
$1,060
$1,390
$1,620
$840
$940
$1,060
$1,390
$1,620
$840
$940
$1,060
$1,390
$1,620
$840
$940
$1,060
$1,390
$1,620
$900
$980
$1,080
$1,430
$1,660
$1,070
$1,160
$1,280
$1,690
$1,970
$1,070
$1,160
$1,280
$1,690
$1,970
$1,070
$1,160
$1,280
$1,690
$1,970
$1,590
$1,730
$1,910
$2,520
$2,940
$1,220
$1,330
$1,470
$1,940
$2,260
$880
$960
$1,060
$1,400
$1,630
$960
$1,040
$1,150
$1,520
$1,770
$900
$980
$1,080
$1,430
$1,660
$840
$940
$1,060
$1,390
$1,620
$900
$980
$1,080
$1,430
$1,660
$1,030
$1,120
$1,240
$1,640
$1,910
$890
$970
$1,080
$1,430
$1,670
$1,070
$1,160
$1,280
$1,690
$1,970
$910
$990
$1,090
$1,440
$1,680
$1,130
$1,230
$1,360
$1,800
$2,090
$1,040
$1,130
$1,250
$1,650
$1,920
$1,220
$1,330
$1,470
$1,940
$2,260
$1,020
$1,110
$1,230
$1,620
$1,890
$1,210
$1,310
$1,450
$1,920
$2,230
$1,330
$1,450
$1,600
$2,110
$2,460
$1,030
$1,120
$1,240
$1,640
$1,910
$1,070
$1,160
$1,280
$1,690
$1,970
$1,290
$1,400
$1,550
$2,050
$2,380
$840
$940
$1,060
$1,390
$1,620
$990
$1,080
$1,190
$1,570
$1,830
$1,120
$1,220
$1,350
$1,780
$2,080
$1,070
$1,160
$1,280
$1,690
$1,970
$1,070
$1,160
$1,280
$1,690
$1,970
$1,000
$1,080
$1,200
$1,580
$1,840
$1,320
$1,440
$1,590
$2,100
$2,440
$1,060
$1,150
$1,270
$1,680
$1,950
$1,510
$1,650
$1,820
$2,400
$2,800
$1,070
$1,160
$1,280
$1,690
$1,970
$1,540
$1,680
$1,850
$2,440
$2,840
$1,590
$1,730
$1,910
$2,520
$2,940
$1,280
$1,400
$1,540
$2,030
$2,370
$1,030
$1,120
$1,240
$1,640
$1,910
$1,070
$1,160
$1,280
$1,690
$1,970
$1,070
$1,160
$1,280
$1,690
$1,970
$1,070
$1,160
$1,280
$1,690
$1,970
$1,070
$1,160
$1,280
$1,690
$1,970
$1,070
$1,160
$1,280
$1,690
$1,970
$1,070
$1,160
$1,280
$1,690
$1,970
$1,070
$1,160
$1,280
$1,690
$1,970
$1,070
$1,160
$1,280
$1,690
$1,970
$1,070
$1,160
$1,280
$1,690
$1,970
$1,070
$1,160
$1,280
$1,690
$1,970
$1,070
$1,160
$1,280
$1,690
$1,970
$1,070
$1,160
$1,280
$1,690
$1,970
$1,070
$1,160
$1,280
$1,690
$1,970
$1,070
$1,160
$1,280
$1,690
$1,970
$1,070
$1,160
$1,280
$1,690
$1,970
$1,070
$1,160
$1,280
$1,690
$1,970
$1,020
$1,040
$1,330
$1,620
$2,170
$860
$940
$1,130
$1,390
$1,620
$1,070
$1,170
$1,290
$1,700
$1,980
$1,170
$1,270
$1,400
$1,850
$2,150
$940
$1,020
$1,150
$1,490
$1,720
$1,150
$1,260
$1,410
$1,860
$2,170
$1,410
$1,530
$1,690
$2,230
$2,600
$1,170
$1,270
$1,400
$1,850
$2,150
$1,590
$1,730
$1,910
$2,520
$2,940
$1,030
$1,120
$1,240
$1,640
$1,910
$850
$940
$1,060
$1,390
$1,620
$840
$940
$1,060
$1,390
$1,620
$840
$940
$1,060
$1,390
$1,620
$840
$940
$1,060
$1,390
$1,620
$840
$940
$1,060
$1,390
$1,620
$840
$940
$1,060
$1,390
$1,620
$840
$940
$1,060
$1,390
$1,620
$840
$940
$1,060
$1,390
$1,620
$840
$940
$1,060
$1,390
$1,620
$930
$1,010
$1,120
$1,480
$1,720
$840
$940
$1,060
$1,390
$1,620
$840
$940
$1,060
$1,390
$1,620
$840
$940
$1,060
$1,390
$1,620
Choose up to four ZIPs.
Local rental households
2020–2024 ACS 5-year. Figures cover the selected county, which may be only part of the current HUD rental area.
Crittenden County, Arkansas
Rental households
Rental households
7,763
Share of occupied homes rented
42.6%
Rent burden
Spend 30%+ of income on rent
45.3%
Spend 50%+ of income on rent
24.6%
Among renter households with a calculated rent-to-income ratio.
Rental housing types
Single-unit homes
49.1%
Buildings with 2–4 units
17.1%
Buildings with 5+ units
29.7%
Other rental homes
4.1%
Estimates & margins of error
Crittenden County, Arkansas · 2020–2024 ACS 5-year · 90% margins of error
Measure
Estimate
Margin of error
Rental households
7,763
±463
Share of occupied homes rented
42.6%
±2.3 percentage points
Spend 30%+ of income on rent
45.3%
±5.4 percentage points
Spend 50%+ of income on rent
24.6%
±4.3 percentage points
Single-unit homes
49.1%
±4.6 percentage points
Buildings with 2–4 units
17.1%
±3.4 percentage points
Buildings with 5+ units
29.7%
±4.4 percentage points
Other rental homes
4.1%
±1.1 percentage points
These are survey estimates. Margins of error for percentages follow Census guidance; small differences may not be meaningful.
DeSoto County, Mississippi
Rental households
Rental households
15,708
Share of occupied homes rented
22.1%
Rent burden
Spend 30%+ of income on rent
51.9%
Spend 50%+ of income on rent
26.0%
Among renter households with a calculated rent-to-income ratio.
Rental housing types
Single-unit homes
52.6%
Buildings with 2–4 units
11.9%
Buildings with 5+ units
31.4%
Other rental homes
4.1%
Estimates & margins of error
DeSoto County, Mississippi · 2020–2024 ACS 5-year · 90% margins of error
Measure
Estimate
Margin of error
Rental households
15,708
±1,094
Share of occupied homes rented
22.1%
±1.5 percentage points
Spend 30%+ of income on rent
51.9%
±4.7 percentage points
Spend 50%+ of income on rent
26.0%
±3.5 percentage points
Single-unit homes
52.6%
±3.9 percentage points
Buildings with 2–4 units
11.9%
±3.1 percentage points
Buildings with 5+ units
31.4%
±4.4 percentage points
Other rental homes
4.1%
±1.6 percentage points
These are survey estimates. Margins of error for percentages follow Census guidance; small differences may not be meaningful.
Fayette County, Tennessee
Rental households
Rental households
3,196
Share of occupied homes rented
18.6%
Rent burden
Spend 30%+ of income on rent
45.5%
Spend 50%+ of income on rent
20.4%
Among renter households with a calculated rent-to-income ratio.
Rental housing types
Single-unit homes
61.2%
Buildings with 2–4 units
6.6%
Buildings with 5+ units
11.0%
Other rental homes
21.2%
Estimates & margins of error
Fayette County, Tennessee · 2020–2024 ACS 5-year · 90% margins of error
Measure
Estimate
Margin of error
Rental households
3,196
±378
Share of occupied homes rented
18.6%
±2.2 percentage points
Spend 30%+ of income on rent
45.5%
±7.1 percentage points
Spend 50%+ of income on rent
20.4%
±5.6 percentage points
Single-unit homes
61.2%
±6.6 percentage points
Buildings with 2–4 units
6.6%
±2.4 percentage points
Buildings with 5+ units
11.0%
±4.5 percentage points
Other rental homes
21.2%
±5.5 percentage points
These are survey estimates. Margins of error for percentages follow Census guidance; small differences may not be meaningful.
Shelby County, Tennessee
Rental households
Rental households
166,362
Share of occupied homes rented
45.9%
Rent burden
Spend 30%+ of income on rent
54.2%
Spend 50%+ of income on rent
28.5%
Among renter households with a calculated rent-to-income ratio.
Rental housing types
Single-unit homes
45.7%
Buildings with 2–4 units
13.4%
Buildings with 5+ units
39.5%
Other rental homes
1.4%
Estimates & margins of error
Shelby County, Tennessee · 2020–2024 ACS 5-year · 90% margins of error
Measure
Estimate
Margin of error
Rental households
166,362
±2,818
Share of occupied homes rented
45.9%
±0.7 percentage points
Spend 30%+ of income on rent
54.2%
±1.7 percentage points
Spend 50%+ of income on rent
28.5%
±1.3 percentage points
Single-unit homes
45.7%
±1.1 percentage points
Buildings with 2–4 units
13.4%
±0.9 percentage points
Buildings with 5+ units
39.5%
±1.4 percentage points
Other rental homes
1.4%
±0.3 percentage points
These are survey estimates. Margins of error for percentages follow Census guidance; small differences may not be meaningful.
Tipton County, Tennessee
Rental households
Rental households
5,366
Share of occupied homes rented
23.7%
Rent burden
Spend 30%+ of income on rent
37.6%
Spend 50%+ of income on rent
21.5%
Among renter households with a calculated rent-to-income ratio.
Rental housing types
Single-unit homes
59.1%
Buildings with 2–4 units
16.8%
Buildings with 5+ units
11.2%
Other rental homes
13.0%
Estimates & margins of error
Tipton County, Tennessee · 2020–2024 ACS 5-year · 90% margins of error
Measure
Estimate
Margin of error
Rental households
5,366
±509
Share of occupied homes rented
23.7%
±2.2 percentage points
Spend 30%+ of income on rent
37.6%
±7.4 percentage points
Spend 50%+ of income on rent
21.5%
±6.2 percentage points
Single-unit homes
59.1%
±5.5 percentage points
Buildings with 2–4 units
16.8%
±4.6 percentage points
Buildings with 5+ units
11.2%
±4.2 percentage points
Other rental homes
13.0%
±3.6 percentage points
These are survey estimates. Margins of error for percentages follow Census guidance; small differences may not be meaningful.
Census sources & definitions
2020–2024 ACS 5-year combines five years of survey responses. These describe the survey period, not today’s market. Rental households are renter-occupied homes. Housing types refer to the building containing each rental; “other” includes mobile homes, boats, RVs and similar housing.
Source: U.S. Census Bureau, tables B25003, B25070 and B25032. Statistical guidance. Data checked Sep 22, 2026. Rental Wire is not affiliated with or endorsed by the Census Bureau.
Start with the HUD benchmark or enter your expected lease rent. Price and cost defaults are examples, not local estimates.
Monthly cash flow before income tax
-$40
Based on example price and costs. Edit them for your property.
Lease rent used
$1,533
Upfront cash
$53,500
Sources, dates & coverage
Memphis, TN-MS-AR HUD Metro FMR Area. HUD area ID: METRO32820M32820. Coverage: Crittenden County, AR; DeSoto County, MS; Fayette County, TN; Shelby County, TN; Tipton County, TN.
HUD gross-rent benchmarks include tenant-paid basic utilities, excluding phone, cable and internet. They are not asking-rent quotes, approved Section 8 rents or housing-authority payment standards.
HUD data checked Sep 22, 2026. Changes can reflect methodology and geographic coverage as well as rents. Missing data and figures that cannot be compared are marked unavailable. Future schedules are labelled upcoming.
Source: U.S. Department of Housing and Urban Development. HUD public-domain reuse policy, section 1.D. Rental Wire is not affiliated with or endorsed by HUD. Retain the source, geography and fiscal year when sharing data.
Calculation assumptions
Cash flow is rent less vacancy, operating costs, replacement reserves and fixed-rate mortgage payments, including principal. Tax deductions, sale proceeds and appreciation are outside this first-year calculation. The target price uses the same rent, expense amounts, mortgage rate, down-payment percentage and closing-cost percentage. Property taxes and lender terms may change with the actual purchase price.
When using a HUD benchmark, we subtract tenant-paid utilities to estimate lease rent. Custom rent is used as entered. Add utilities you pay to operating costs. This does not determine a voucher subsidy or a housing authority's approved rent.