What rent you can actually carry, what a landlord will screen you on, and how both compare to what Tennessee really costs.
The median across Tennessee’s 72 FMR areas — unweighted by population, so it runs below what a typical resident of a metro pays. Pick a county for a local figure. Two-bedroom FMRs in this state range from $925 to $1,730. An FMR is the 40th percentile of gross rent, including tenant-paid utilities — so roughly 60% of units rent for more, and it is not directly comparable to an advertised rent that excludes utilities.
The honest break-even, including what selling costs and what the down payment would have earned if it stayed invested.
What actually reaches your account after federal tax, FICA, and your state's own brackets — with local income tax disclosed rather than guessed at.
Needs, wants, and savings as shares of your TAKE-HOME pay — not of gross, which is the version that never balances.
If your lease ends in December or January, the renewal letter arrives in September or October — and it arrives at the one time of year your landlord least wants the unit empty. Here is the arithmetic of a winter vacancy, what the law does and does not cap, what moving would actually cost you, and how to turn an 8% increase into a 4% one.
Nearly every deposit dispute is really one argument: is this damage, or is it wear and tear? Here is where the line actually sits, what the statutes permit, and the deadline that ends the argument before it starts.
Five gates, in order, each with a number you can compute. Includes the 50-state break-even table built from each state's own property tax, insurance and appreciation — and why that table is not a forecast.
The cash a move actually takes, split into what comes back and what never does — because a deposit and an application fee are different kinds of money and averaging them hides the real cost. Covers the lines people plan for and the ones they do not: the overlap month when two leases run at once, utility deposits, cleaning the old place, and unpaid time off. Gives you the total as a multiple of one month's rent so you can see whether yours is normal, a straight answer on whether your cash covers it, and a before-you-sign checklist built around the evidence that actually decides a deposit dispute.
Tennessee guide
Tennessee is one of the very few states in this series where the 30% rule actually holds.
Its statewide two-bedroom fair market rent is $933, and at a $45,000 salary that is 29.2% of take-home — inside HUD's line, at a salary a great many Tennesseans earn.
And then there is Nashville. Davidson County's two-bedroom is $1,730 — 85% above the statewide figure, and at that same $45,000 salary it is 54.2% of take-home.
One state, two entirely different affordability situations.
A note before you start. This is general education, not housing, legal or financial advice. Rent figures come from HUD's Fair Market Rents for FY2026, published under 24 CFR 888.113. An FMR is the 40th percentile of GROSS rent — rent plus tenant-paid utilities — for standard-quality units in a defined rent area, so roughly 60% of units cost more. Take-home figures are computed by this site's own tax engine for tax year 2026 on a single filer. Tennessee landlord-tenant law is outside this dataset.
The studio and one-bedroom are $31 apart — 4.3%, one of the narrower gaps in the country. The extra room costs $372 a year.
The two-to-three-bedroom step is $330, or 35% — $3,960 a year, and more than ten times the studio-to-one-bedroom step.
The three-to-four step is $122, or 9.7%, which is small. Tennessee's four-bedroom is unusually cheap relative to its three-bedroom.
Nashville is $456 a month above Memphis on a two-bedroom — $5,472 a year — and the gap is even wider proportionally on the smaller units:
A single person pays 42% more to live in Nashville than in Memphis — $5,364 a year for a studio alone.
Income required at 3x: $62,280 for Nashville's two-bedroom and $45,864 for Memphis's. A $16,416 gap in what a landlord will demand.
Read the full Tennessee guide →16 min read · Updated 2026-09-01