ZIP 38109 Section 8 rent & Fair Market Rent (FY2026)
ZIP-level Small Area Fair Market Rent and Section 8 voucher payment standards for 38109 — Memphis, TN-MS-AR HUD Metro FMR Area.
$1,080 / mo · 2 BR SAFMR
| Unit size | Small Area FMR | Payment standard (90–110%) |
|---|---|---|
| Studio | $900 | $810–$990 |
| 1 BR | $980 | $882–$1,078 |
| 2 BR | $1,080 | $972–$1,188 |
| 3 BR | $1,430 | $1,287–$1,573 |
| 4 BR | $1,660 | $1,494–$1,826 |
Source: HUD FY2026 Small Area FMRs. Payment standard = 90–110% of SAFMR (HUD-published band); your PHA sets the exact standard.
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What this means
A Housing Choice Voucher in ZIP 38109 is capped at the housing authority's payment standard, generally 90–110% of the Small Area FMR shown above. The tenant typically pays about 30% of adjusted monthly income toward rent and utilities; the voucher covers the rest up to the standard, and the unit must pass an inspection and rent-reasonableness review.
Heads up: The figure above is the HUD Fair Market Rent. Your local Public Housing Authority (PHA) sets the actual payment standard — usually between 90% and 110% of it — so confirm your exact amount with the PHA that issued the voucher.
Frequently asked questions
- What is the Section 8 payment standard for ZIP 38109?
- In ZIP 38109 (Memphis, TN-MS-AR HUD Metro FMR Area), the FY2026 HUD Small Area Fair Market Rent for a 2-bedroom is $1,080, and the voucher payment standard typically falls between $972 and $1,188 (90–110% of SAFMR). Your local PHA sets the exact figure.
- Why is the rent different from nearby ZIP codes?
- This area uses Small Area Fair Market Rents (SAFMRs), which HUD calculates per ZIP code so that vouchers reflect neighborhood-level rents rather than one metro-wide average.
This page shows official HUD Fair Market Rent data for general educational use — it is not legal, financial, or housing advice, and is not a guarantee of any voucher amount. Your local Public Housing Authority sets the actual payment standard and approves rents. Always confirm with your PHA and the official HUD FMR data.