RWThe Rental Wire

Rental markets / Nashville

Nashville fair market rents

Explore rent benchmarks by bedroom and ZIP, compare local rental households, then test a property using your own costs.

HUD rent dataNashville-Davidson--Murfreesboro--Franklin, TN HUD Metro FMR Area

3-bedroom gross-rent benchmark

$2,211 / month

-4.2% 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
$2,308
FY2026
$2,211
FY2027
$2,309

Published schedules for the selected bedroom count. Benchmark changes are not a forecast.

Nashville-Davidson--Murfreesboro--Franklin, TN HUD Metro FMR Area · Monthly gross rents
Bedroom countFY2025FY2026 · currentFY2027 · upcoming
Studio$1,589$1,507$1,585
1 bedroom$1,650$1,578$1,650
2 bedrooms$1,827$1,730$1,798
3 bedrooms$2,308$2,211$2,309
4 bedrooms$2,840$2,696$2,799

FY2026 HUD area coverage: Cannon County, TN; Cheatham County, TN; Davidson County, TN; Dickson County, TN; Robertson County, TN; Rutherford County, TN; Sumner County, TN; Trousdale County, TN; Williamson County, TN; Wilson 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.

126 ZIP codes across published schedules

ZIP rent table
FY2026 monthly gross rents by ZIP. Missing observations are unavailable.
ZIPStudio1 bedroom2 bedrooms3 bedrooms4 bedrooms
$1,150$1,170$1,360$1,850$2,240
$1,540$1,610$1,770$2,260$2,760
$1,150$1,170$1,320$1,660$2,020
$1,630$1,710$1,870$2,390$2,910
$1,960$2,060$2,250$2,880$3,510
$1,270$1,330$1,460$1,870$2,280
$1,180$1,240$1,360$1,740$2,120
$1,150$1,170$1,320$1,760$2,020
$1,150$1,230$1,360$1,810$2,130
$1,400$1,450$1,610$2,030$2,500
$1,540$1,610$1,770$2,260$2,760
$1,150$1,170$1,320$1,660$2,020
$1,150$1,170$1,320$1,660$2,020
$2,130$2,230$2,440$3,120$3,800
$1,150$1,170$1,320$1,660$2,020
$1,150$1,190$1,320$1,670$2,030
$1,150$1,170$1,320$1,660$2,020
$1,430$1,500$1,640$2,100$2,560
$1,150$1,170$1,320$1,660$2,020
$1,900$1,990$2,180$2,790$3,400
$1,170$1,170$1,440$2,000$2,420
$1,600$1,680$1,880$2,420$2,870
$1,150$1,170$1,320$1,660$2,020
$1,150$1,170$1,320$1,660$2,020
$1,150$1,170$1,320$1,660$2,020
$1,150$1,170$1,320$1,660$2,020
$1,150$1,170$1,320$1,660$2,020
$1,150$1,170$1,320$1,660$2,020
$1,150$1,170$1,320$1,660$2,020
$1,370$1,460$1,600$2,070$2,500
$1,470$1,530$1,690$2,130$2,620
$1,870$1,960$2,150$2,750$3,350
$1,990$2,080$2,280$2,910$3,550
$1,350$1,410$1,550$1,980$2,420
$1,960$2,050$2,250$2,880$3,510
$1,990$2,080$2,280$2,910$3,550
$2,260$2,370$2,600$3,320$4,050
$1,540$1,610$1,770$2,260$2,760
$1,420$1,490$1,630$2,080$2,540
$1,210$1,270$1,390$1,780$2,170
$1,150$1,170$1,320$1,660$2,020
$1,650$1,720$1,890$2,420$2,950
$1,550$1,620$1,780$2,280$2,770
$1,390$1,450$1,590$2,030$2,480
$1,150$1,170$1,320$1,660$2,020
$1,320$1,380$1,510$1,930$2,350
$1,320$1,380$1,520$1,940$2,360
$1,730$1,820$1,990$2,540$3,100
$1,210$1,260$1,390$1,780$2,160
$1,420$1,490$1,630$2,080$2,540
$1,450$1,510$1,660$2,120$2,590
$1,430$1,490$1,640$2,100$2,550
$1,150$1,170$1,320$1,660$2,020
$1,150$1,170$1,320$1,660$2,020
$740$740$970$1,170$1,310
$1,410$1,480$1,620$2,070$2,520
$1,540$1,610$1,770$2,260$2,760
$1,150$1,170$1,320$1,660$2,020
$1,420$1,490$1,630$2,080$2,540
$1,920$2,010$2,200$2,810$3,430
$1,360$1,420$1,560$1,990$2,430
$1,570$1,640$1,800$2,300$2,800
$1,570$1,640$1,800$2,300$2,800
$1,280$1,340$1,470$1,880$2,290
$1,450$1,510$1,660$2,120$2,590
$1,280$1,340$1,470$1,880$2,290
$1,450$1,510$1,660$2,120$2,590
$2,260$2,370$2,600$3,320$4,050
$1,510$1,580$1,730$2,210$2,700
$1,280$1,340$1,470$1,880$2,290
$1,300$1,360$1,490$1,900$2,320
$1,430$1,500$1,640$2,100$2,560
$1,150$1,170$1,320$1,660$2,020
$1,150$1,180$1,320$1,660$2,020
$1,230$1,290$1,410$1,800$2,200
$1,670$1,750$1,920$2,450$2,990
$1,150$1,170$1,320$1,660$2,020
$1,150$1,170$1,320$1,660$2,020
$1,150$1,170$1,320$1,660$2,020
$1,430$1,500$1,640$2,100$2,560
$1,150$1,170$1,320$1,670$2,030
$1,230$1,290$1,410$1,800$2,200
$1,760$1,810$2,050$2,610$3,070
$2,130$2,230$2,440$3,120$3,800
$1,150$1,170$1,320$1,660$2,020
$1,150$1,170$1,320$1,660$2,020
$1,150$1,170$1,320$1,660$2,020
$1,150$1,170$1,320$1,660$2,020
$1,150$1,170$1,320$1,660$2,020
$1,460$1,530$1,680$2,150$2,620
$1,290$1,350$1,480$1,890$2,310
$1,150$1,170$1,320$1,660$2,020
$2,060$2,150$2,360$3,020$3,680
$1,540$1,610$1,770$2,260$2,760
$1,730$1,820$1,990$2,540$3,100
$1,990$2,080$2,280$2,910$3,550
$1,940$2,030$2,230$2,850$3,470
$1,600$1,680$1,840$2,350$2,870
$1,260$1,320$1,450$1,850$2,260
$1,640$1,720$1,880$2,400$2,930
$1,700$1,780$1,950$2,490$3,040
$1,380$1,440$1,580$2,020$2,460
$1,550$1,620$1,780$2,280$2,770
$1,590$1,660$1,820$2,330$2,840
$1,590$1,670$1,830$2,340$2,850
$1,740$1,820$2,000$2,560$3,120
$1,920$2,010$2,200$2,810$3,430
$1,580$1,650$1,810$2,310$2,820
$1,550$1,620$1,780$2,280$2,770
$1,380$1,440$1,580$2,020$2,460
$2,130$2,230$2,440$3,120$3,800
$2,150$2,230$2,470$3,120$3,840
$1,920$2,010$2,200$2,810$3,430
$1,540$1,610$1,770$2,260$2,760
$1,540$1,610$1,770$2,260$2,760
$1,510$1,580$1,730$2,210$2,700
$1,540$1,610$1,770$2,260$2,760
$1,540$1,610$1,770$2,260$2,760
$1,540$1,610$1,770$2,260$2,760
$1,540$1,610$1,770$2,260$2,760
Not availableNot availableNot availableNot availableNot available
$1,540$1,610$1,770$2,260$2,760
$1,540$1,610$1,770$2,260$2,760
$1,150$1,170$1,320$1,660$2,020
$1,150$1,170$1,320$1,660$2,020
$1,180$1,220$1,390$1,770$2,210

Choose up to four ZIPs.

Local rental households

2020–2024 ACS 5-year. County figures describe the named county, not the entire HUD rental area. County choices follow the current HUD area.

Cannon County, Tennessee

Rental households

Rental households
1,249
Share of occupied homes rented
21.6%

Rent burden

Spend 30%+ of income on rent
40.0%
Spend 50%+ of income on rent
26.8%

Among renter households with a calculated rent-to-income ratio.

Rental housing types

Single-unit homes
62.7%
Buildings with 2–4 units
8.5%
Buildings with 5+ units
5.8%
Other rental homes
23.1%
Estimates & uncertainty
Cannon County, Tennessee · 2020–2024 ACS 5-year · 90% margins of error
MeasureEstimateMargin of error
Rental households1,249±218
Share of occupied homes rented21.6%±3.7 percentage points
Spend 30%+ of income on rent40.0%±8.5 percentage points
Spend 50%+ of income on rent26.8%±8.6 percentage points
Single-unit homes62.7%±11.9 percentage points
Buildings with 2–4 units8.5%±5.2 percentage points
Buildings with 5+ units5.8%±5.1 percentage points
Other rental homes23.1%±8.2 percentage points

Sampling estimates, not exact counts. Margins of error for derived percentages follow Census guidance. Small differences may not be meaningful.

Cheatham County, Tennessee

Rental households

Rental households
3,006
Share of occupied homes rented
18.5%

Rent burden

Spend 30%+ of income on rent
49.3%
Spend 50%+ of income on rent
22.0%

Among renter households with a calculated rent-to-income ratio.

Rental housing types

Single-unit homes
50.7%
Buildings with 2–4 units
7.4%
Buildings with 5+ units
26.3%
Other rental homes
15.7%
Estimates & uncertainty
Cheatham County, Tennessee · 2020–2024 ACS 5-year · 90% margins of error
MeasureEstimateMargin of error
Rental households3,006±425
Share of occupied homes rented18.5%±2.6 percentage points
Spend 30%+ of income on rent49.3%±7.2 percentage points
Spend 50%+ of income on rent22.0%±5.9 percentage points
Single-unit homes50.7%±8.3 percentage points
Buildings with 2–4 units7.4%±3.9 percentage points
Buildings with 5+ units26.3%±7.4 percentage points
Other rental homes15.7%±5.7 percentage points

Sampling estimates, not exact counts. Margins of error for derived percentages follow Census guidance. Small differences may not be meaningful.

Davidson County, Tennessee

Rental households

Rental households
153,381
Share of occupied homes rented
47.2%

Rent burden

Spend 30%+ of income on rent
53.8%
Spend 50%+ of income on rent
25.4%

Among renter households with a calculated rent-to-income ratio.

Rental housing types

Single-unit homes
25.3%
Buildings with 2–4 units
12.0%
Buildings with 5+ units
60.4%
Other rental homes
2.2%
Estimates & uncertainty
Davidson County, Tennessee · 2020–2024 ACS 5-year · 90% margins of error
MeasureEstimateMargin of error
Rental households153,381±2,741
Share of occupied homes rented47.2%±0.8 percentage points
Spend 30%+ of income on rent53.8%±1.6 percentage points
Spend 50%+ of income on rent25.4%±1.0 percentage points
Single-unit homes25.3%±1.1 percentage points
Buildings with 2–4 units12.0%±0.9 percentage points
Buildings with 5+ units60.4%±1.6 percentage points
Other rental homes2.2%±0.5 percentage points

Sampling estimates, not exact counts. Margins of error for derived percentages follow Census guidance. Small differences may not be meaningful.

Dickson County, Tennessee

Rental households

Rental households
4,292
Share of occupied homes rented
19.7%

Rent burden

Spend 30%+ of income on rent
32.7%
Spend 50%+ of income on rent
16.8%

Among renter households with a calculated rent-to-income ratio.

Rental housing types

Single-unit homes
47.6%
Buildings with 2–4 units
13.6%
Buildings with 5+ units
23.1%
Other rental homes
15.7%
Estimates & uncertainty
Dickson County, Tennessee · 2020–2024 ACS 5-year · 90% margins of error
MeasureEstimateMargin of error
Rental households4,292±462
Share of occupied homes rented19.7%±2.1 percentage points
Spend 30%+ of income on rent32.7%±5.4 percentage points
Spend 50%+ of income on rent16.8%±4.2 percentage points
Single-unit homes47.6%±6.8 percentage points
Buildings with 2–4 units13.6%±5.7 percentage points
Buildings with 5+ units23.1%±5.6 percentage points
Other rental homes15.7%±5.2 percentage points

Sampling estimates, not exact counts. Margins of error for derived percentages follow Census guidance. Small differences may not be meaningful.

Robertson County, Tennessee

Rental households

Rental households
6,323
Share of occupied homes rented
22.4%

Rent burden

Spend 30%+ of income on rent
47.9%
Spend 50%+ of income on rent
26.2%

Among renter households with a calculated rent-to-income ratio.

Rental housing types

Single-unit homes
53.2%
Buildings with 2–4 units
9.8%
Buildings with 5+ units
22.7%
Other rental homes
14.3%
Estimates & uncertainty
Robertson County, Tennessee · 2020–2024 ACS 5-year · 90% margins of error
MeasureEstimateMargin of error
Rental households6,323±550
Share of occupied homes rented22.4%±1.9 percentage points
Spend 30%+ of income on rent47.9%±5.7 percentage points
Spend 50%+ of income on rent26.2%±4.7 percentage points
Single-unit homes53.2%±6.4 percentage points
Buildings with 2–4 units9.8%±3.3 percentage points
Buildings with 5+ units22.7%±4.9 percentage points
Other rental homes14.3%±4.1 percentage points

Sampling estimates, not exact counts. Margins of error for derived percentages follow Census guidance. Small differences may not be meaningful.

Rutherford County, Tennessee

Rental households

Rental households
45,536
Share of occupied homes rented
35.2%

Rent burden

Spend 30%+ of income on rent
52.0%
Spend 50%+ of income on rent
20.6%

Among renter households with a calculated rent-to-income ratio.

Rental housing types

Single-unit homes
37.4%
Buildings with 2–4 units
10.4%
Buildings with 5+ units
48.8%
Other rental homes
3.3%
Estimates & uncertainty
Rutherford County, Tennessee · 2020–2024 ACS 5-year · 90% margins of error
MeasureEstimateMargin of error
Rental households45,536±1,503
Share of occupied homes rented35.2%±1.1 percentage points
Spend 30%+ of income on rent52.0%±3.3 percentage points
Spend 50%+ of income on rent20.6%±2.0 percentage points
Single-unit homes37.4%±2.4 percentage points
Buildings with 2–4 units10.4%±1.5 percentage points
Buildings with 5+ units48.8%±3.2 percentage points
Other rental homes3.3%±0.8 percentage points

Sampling estimates, not exact counts. Margins of error for derived percentages follow Census guidance. Small differences may not be meaningful.

Sumner County, Tennessee

Rental households

Rental households
22,037
Share of occupied homes rented
28.0%

Rent burden

Spend 30%+ of income on rent
48.8%
Spend 50%+ of income on rent
21.0%

Among renter households with a calculated rent-to-income ratio.

Rental housing types

Single-unit homes
36.4%
Buildings with 2–4 units
12.0%
Buildings with 5+ units
45.5%
Other rental homes
6.1%
Estimates & uncertainty
Sumner County, Tennessee · 2020–2024 ACS 5-year · 90% margins of error
MeasureEstimateMargin of error
Rental households22,037±986
Share of occupied homes rented28.0%±1.2 percentage points
Spend 30%+ of income on rent48.8%±3.8 percentage points
Spend 50%+ of income on rent21.0%±2.7 percentage points
Single-unit homes36.4%±3.6 percentage points
Buildings with 2–4 units12.0%±2.4 percentage points
Buildings with 5+ units45.5%±4.5 percentage points
Other rental homes6.1%±1.5 percentage points

Sampling estimates, not exact counts. Margins of error for derived percentages follow Census guidance. Small differences may not be meaningful.

Trousdale County, Tennessee

Rental households

Rental households
945
Share of occupied homes rented
25.5%

Rent burden

Spend 30%+ of income on rent
43.9%
Spend 50%+ of income on rent
19.4%

Among renter households with a calculated rent-to-income ratio.

Rental housing types

Single-unit homes
45.3%
Buildings with 2–4 units
17.4%
Buildings with 5+ units
21.1%
Other rental homes
16.3%
Estimates & uncertainty
Trousdale County, Tennessee · 2020–2024 ACS 5-year · 90% margins of error
MeasureEstimateMargin of error
Rental households945±214
Share of occupied homes rented25.5%±5.7 percentage points
Spend 30%+ of income on rent43.9%±7.8 percentage points
Spend 50%+ of income on rent19.4%±7.0 percentage points
Single-unit homes45.3%±14.9 percentage points
Buildings with 2–4 units17.4%±10.7 percentage points
Buildings with 5+ units21.1%±12.7 percentage points
Other rental homes16.3%±11.7 percentage points

Sampling estimates, not exact counts. Margins of error for derived percentages follow Census guidance. Small differences may not be meaningful.

Williamson County, Tennessee

Rental households

Rental households
19,543
Share of occupied homes rented
21.2%

Rent burden

Spend 30%+ of income on rent
48.8%
Spend 50%+ of income on rent
21.1%

Among renter households with a calculated rent-to-income ratio.

Rental housing types

Single-unit homes
33.8%
Buildings with 2–4 units
8.1%
Buildings with 5+ units
55.2%
Other rental homes
2.9%
Estimates & uncertainty
Williamson County, Tennessee · 2020–2024 ACS 5-year · 90% margins of error
MeasureEstimateMargin of error
Rental households19,543±1,091
Share of occupied homes rented21.2%±1.2 percentage points
Spend 30%+ of income on rent48.8%±4.0 percentage points
Spend 50%+ of income on rent21.1%±3.0 percentage points
Single-unit homes33.8%±3.4 percentage points
Buildings with 2–4 units8.1%±2.3 percentage points
Buildings with 5+ units55.2%±3.8 percentage points
Other rental homes2.9%±1.0 percentage points

Sampling estimates, not exact counts. Margins of error for derived percentages follow Census guidance. Small differences may not be meaningful.

Wilson County, Tennessee

Rental households

Rental households
13,592
Share of occupied homes rented
23.0%

Rent burden

Spend 30%+ of income on rent
48.5%
Spend 50%+ of income on rent
21.4%

Among renter households with a calculated rent-to-income ratio.

Rental housing types

Single-unit homes
42.3%
Buildings with 2–4 units
9.8%
Buildings with 5+ units
42.4%
Other rental homes
5.5%
Estimates & uncertainty
Wilson County, Tennessee · 2020–2024 ACS 5-year · 90% margins of error
MeasureEstimateMargin of error
Rental households13,592±960
Share of occupied homes rented23.0%±1.6 percentage points
Spend 30%+ of income on rent48.5%±4.6 percentage points
Spend 50%+ of income on rent21.4%±3.6 percentage points
Single-unit homes42.3%±4.2 percentage points
Buildings with 2–4 units9.8%±2.1 percentage points
Buildings with 5+ units42.4%±4.6 percentage points
Other rental homes5.5%±1.8 percentage points

Sampling estimates, not exact counts. Margins of error for derived 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 are period estimates, not current asking rents. Rental households include renter-occupied units; building types describe the building containing the rental. The other category 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.

Download county data & margins of error

Does a property work at that rent?

Use the benchmark as a starting point or enter the lease rent you expect. Price and cost inputs below are editable examples, not local estimates.

$/mo
$/mo
$
%
%
years
$
Ownership costs & reserves

Percentage costs use scheduled rent. Enter your actual tax bill, insurance quote and utility responsibility.

%
%
%
%
$/yr
$/yr
$/mo
%
$

Monthly cash flow before income tax

$303

Illustrative price and costs. Edit the assumptions to analyze your property.

Lease rent used
$2,061
Upfront cash
$53,500
Sources, dates & coverage

Nashville-Davidson--Murfreesboro--Franklin, TN HUD Metro FMR Area. HUD area ID: METRO34980M34980. Coverage: Cannon County, TN; Cheatham County, TN; Davidson County, TN; Dickson County, TN; Robertson County, TN; Rutherford County, TN; Sumner County, TN; Trousdale County, TN; Williamson County, TN; Wilson 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.

FY2025 area source (effective Oct 1, 2024; source version Apr 28, 2025) · FY2026 area source (effective Oct 1, 2025; source version May 21, 2026) · FY2027 area source (effective Oct 1, 2026).

ZIP schedules: FY2025 · FY2026 · FY2027. SAFMR methodology.

HUD data checked Sep 22, 2026. Changes can reflect methodology and geographic coverage as well as rents. Missing or non-comparable observations remain 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 a fixed-rate amortizing mortgage. Mortgage principal is included in cash outflow. Tax deductions, sale proceeds and appreciation are outside this first-year calculation. A target price holds the entered rent, expense amounts, mortgage rate and percentage down payment/closing costs fixed as the price changes. Property taxes and lender terms may change with the actual purchase price.

The benchmark-based input subtracts tenant-paid utilities once to estimate a lease-rent assumption. It does not calculate a voucher subsidy or determine a housing authority's approved rent. In custom-rent mode, the lease rent is used directly. Owner-paid utilities belong in operating costs.

Other markets in the region

Chattanooga rent benchmarksMemphis rent benchmarksAtlanta rent benchmarksBirmingham rent benchmarks
Compare all marketsTarget a cash-on-cash returnBuild a rent roll