Tennessee · Nashville-Davidson--Murfreesboro--Franklin, TN HUD Metro FMR Area
LIHTC income and rent limits: Sumner County, TN
For 2026, a household of four in Sumner County qualifies for a 60% tax credit unit with income up to $69,660, or $58,050 for a 50% unit. The most a 60% two-bedroom can charge in gross rent, utilities included, is $1,567 a month. HUD's area median family income here is $116,100.
Four-person limits by income level
- 20% $23,220
- 30% $34,830
- 40% $46,440
- 50% $58,050
- 60% $69,660
- 70% $81,270
- 80% $92,880
| Level | 1 person | 2 people | 3 people | 4 people | 5 people | 6 people | 7 people | 8 people |
|---|---|---|---|---|---|---|---|---|
| 20% AMI | $16,260 | $18,580 | $20,900 | $23,220 | $25,080 | $26,940 | $28,800 | $30,660 |
| 30% AMI | $24,390 | $27,870 | $31,350 | $34,830 | $37,620 | $40,410 | $43,200 | $45,990 |
| 40% AMI | $32,520 | $37,160 | $41,800 | $46,440 | $50,160 | $53,880 | $57,600 | $61,320 |
| 50% AMI | $40,650 | $46,450 | $52,250 | $58,050 | $62,700 | $67,350 | $72,000 | $76,650 |
| 60% AMI | $48,780 | $55,740 | $62,700 | $69,660 | $75,240 | $80,820 | $86,400 | $91,980 |
| 70% AMI | $56,910 | $65,030 | $73,150 | $81,270 | $87,780 | $94,290 | $100,800 | $107,310 |
| 80% AMI | $65,040 | $74,320 | $83,600 | $92,880 | $100,320 | $107,760 | $115,200 | $122,640 |
| Level | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 5 BR |
|---|---|---|---|---|---|---|
| 20% AMI | $406 | $435 | $522 | $603 | $673 | $743 |
| 30% AMI | $609 | $653 | $783 | $905 | $1,010 | $1,114 |
| 40% AMI | $813 | $871 | $1,045 | $1,207 | $1,347 | $1,486 |
| 50% AMI | $1,016 | $1,088 | $1,306 | $1,509 | $1,683 | $1,858 |
| 60% AMI | $1,219 | $1,306 | $1,567 | $1,811 | $2,020 | $2,229 |
| 70% AMI | $1,422 | $1,524 | $1,828 | $2,113 | $2,357 | $2,601 |
| 80% AMI | $1,626 | $1,742 | $2,090 | $2,415 | $2,694 | $2,973 |
Source: HUD FY2026 Multifamily Tax Subsidy Project income limits (MTSP-Data-FY26 and MTSP-IncAvg-Data-FY26, HUD files dated March 27, 2026). Rents: 30% of the limit for 1 person (studio) or 1.5 people per bedroom, averaging adjacent sizes for fractional counts, divided by 12 and rounded down (IRS Publication 5913, Form 8823 Guide). State agencies publish their own charts and audit against them; some round differently.
For developers
5 census tracts in Sumner County are Qualified Census Tracts on HUD's 2027 list. 16 ZIP code areas in the Nashville-Davidson--Murfreesboro--Franklin, TN HUD Metro FMR Area are 2027 Small DDAs. Check a specific site with the QCT and DDA lookup, then size the credits in the estimator.
9 other Tennessee areas share these limits because HUD sets them for the whole Nashville-Davidson--Murfreesboro--Franklin, TN HUD Metro FMR Area.
For renters
HUD's database lists 17 tax credit properties in Sumner County still monitored by the state, with 1,606 income-restricted apartments. Each unit is set at one of the levels above, most often 60%, and its rent is capped by its size, not set by your income.
Properties by city: Gallatin (11), White House (2).
All 4,764 areas as one file: MTSP limits download (CSV and JSON).