Section 8 Housing in Tennessee: Complete Guide

Tennessee’s housing affordability crisis has accelerated dramatically over the past decade — driven by explosive population growth, a booming tech and healthcare economy, and a housing supply that has failed to keep pace. Nashville has transformed from one of the most affordable major Southern cities into one of the most expensive in the region, with rents that now rival cities twice its size. Memphis, despite slower growth, faces a severe affordability gap driven by concentrated poverty, an aging housing stock, and wages that have not kept pace with even modest rent increases.

Knoxville, Chattanooga, and the Tri-Cities (Johnson City, Kingsport, Bristol) each face their own affordability pressures — the University of Tennessee’s presence in Knoxville, Chattanooga’s outdoor recreation economy, and the Appalachian communities of upper East Tennessee all face challenges unique to their markets. Rural Tennessee — particularly the counties of the Cumberland Plateau, West Tennessee’s cotton and soybean belt, and the communities of the Tennessee Valley — faces housing insecurity defined by poverty, aging stock, and a shortage of quality affordable rentals.

For low-income families, seniors, individuals with disabilities, and the millions of working Tennesseans priced out of the private market, Section 8 housing vouchers in Tennessee provide critical monthly rent relief.

This complete guide covers everything you need to know about Section 8 housing in Tennessee — including who qualifies, Tennessee-specific income limits by region, Fair Market Rents, a full directory of Tennessee Public Housing Authorities, a step-by-step application guide, and answers to the most frequently asked questions.

What Is Section 8 Housing in Tennessee?

Section 8 — officially called the Housing Choice Voucher (HCV) Program — is a federally funded rental assistance program administered by the U.S. Department of Housing and Urban Development (HUD).

In Tennessee, the program is managed by local Public Housing Authorities (PHAs) in cities and counties across the state’s 95 counties, as well as through the Tennessee Housing Development Agency (THDA), which provides statewide affordable housing financing, LIHTC coordination, and administers HCV directly for rural Tennessee counties not fully served by local PHAs.

The program pays a portion of your monthly rent directly to your landlord. You contribute approximately 30% of your adjusted monthly income toward rent, and your Tennessee PHA or THDA covers the remainder — up to the local payment standard — each month.

You are free to choose any privately owned rental unit in Tennessee where the landlord agrees to participate and the unit meets HUD’s Housing Quality Standards.

Tennessee Context: Tennessee’s Section 8 landscape is anchored by the Metropolitan Development and Housing Agency (MDHA) in Nashville and the Memphis Housing Authority (MHA) — the state’s two largest programs. The Nashville metro’s suburban PHAs in Williamson, Rutherford, and Wilson counties operate separately from MDHA. Knoxville, Chattanooga, and other major cities each have their own housing authorities, and THDA at (615) 815-2200 — thda.org — plays a central coordinating and direct-administration role for Tennessee’s 95 counties.

Tennessee has 95 counties — many with both a city housing authority and a county housing authority operating with separate waitlists. Applying to both simultaneously is essential, particularly in the Nashville and Memphis metros.

Tennessee Source-of-Income Law: What Voucher Holders Need to Know

Tennessee does not have a statewide source-of-income (SOI) protection law. Tennessee landlords are legally permitted under state law to refuse Section 8 vouchers — and landlord refusal is a significant practical challenge in Nashville’s and Knoxville’s competitive rental markets.

Tennessee also has no major city-level SOI ordinances currently in effect. This makes finding a participating landlord one of the most important practical challenges for Tennessee voucher holders, particularly in Nashville where low vacancy rates and high demand give landlords considerable leverage.

Practical Advice: In Tennessee’s no-SOI environment, your PHA’s internal participating landlord list is your most reliable starting resource. Request it immediately at your briefing — most Tennessee PHAs maintain active landlord outreach programs. In smaller Tennessee cities and rural communities, voluntary participation is generally higher than in Nashville. The Tennessee Fair Housing Council at (615) 874-1834 provides free fair housing education and complaint assistance statewide for violations based on race, disability, familial status, religion, sex, national origin, and color — even though SOI is not protected statewide, other fair housing protections fully apply.

Who Qualifies for Section 8 Housing Vouchers in Tennessee?

To be eligible for Section 8 housing in Tennessee, you must meet all of the following requirements:

1. Income Limits

Your household’s total gross annual income must fall below HUD’s income limits for your area in Tennessee. These vary significantly by county — the Nashville and Williamson County suburbs have the state’s highest AMIs, while rural West Tennessee and Appalachian East Tennessee counties run considerably lower.

Below are the approximate [Current_year] income limits for a family of four in major Tennessee areas:

Note: Williamson County (Franklin/Brentwood) has the highest income limits in Tennessee — a family of four qualifies at the Very Low Income level with income up to $88,050, among the highest of any county in the South. This reflects the extraordinary wealth concentration in Nashville’s southern suburbs driven by the healthcare, tech, and financial services sectors. Nashville’s Davidson County income limits ($57,350 Very Low) are substantially lower than Williamson County despite sharing a metro area.

Rural West Tennessee counties — Haywood, Lauderdale, Hardeman, and Lake — have some of the lowest income limits and deepest poverty in the state. These figures are approximate and updated annually. Always verify at huduser.gov or with your local Tennessee PHA or THDA at (615) 815-2200.

2. Citizenship or Eligible Immigration Status

At least one household member must be a U.S. citizen or eligible non-citizen. Mixed-status households qualify for prorated assistance.

Tennessee has growing Latino communities — particularly in Nashville (one of the largest and fastest-growing Latino populations in the South), Shelby County, and the chicken processing corridor of Middle Tennessee (Maury, Marshall, and Giles counties). The state also has significant Kurdish, Somali, Congolese, and other refugee communities in Nashville, and a notable Vietnamese community in Memphis and Nashville.

3. Family Composition

Section 8 is open to single individuals, couples, families with children, elderly persons (age 62+), and persons with disabilities. Household size determines the voucher bedroom size issued.

4. Criminal Background

Federal mandatory bars apply: lifetime sex offender registration and methamphetamine manufacturing in federally assisted housing. Individual Tennessee PHAs set their own additional screening criteria — contact your specific PHA for their policy. MDHA Nashville and MHA Memphis each have their own criminal background screening policies.

5. No Outstanding PHA Debt

Any unpaid debt owed to any PHA — in Tennessee or another state — must be resolved before approval.

Pro Tip: Williamson County (Franklin/Brentwood) has income limits of $88,050 Very Low for a family of four — nearly $31,000 higher than Davidson County (Nashville). The Williamson County Housing Authority administers HCV separately from MDHA. If you work in Williamson County’s booming healthcare and corporate corridor, apply to both MDHA and the Williamson County Housing Authority simultaneously — you may qualify for Williamson County’s program even if your income is above Davidson County’s threshold.

How Much Rent Assistance Will You Receive in Tennessee?

Your Section 8 subsidy in Tennessee is based on your adjusted monthly income, HUD’s Fair Market Rents for your area, and your PHA’s payment standard.

You pay 30% of adjusted income; the PHA covers the rest up to the payment standard.

Here are the approximate [Current_year] Fair Market Rents for major Tennessee markets:

Note: Williamson County FMRs are among the highest of any non-coastal Southern county — reflecting Franklin and Brentwood’s position as one of the wealthiest suburban markets in the United States. Nashville Davidson County FMRs have risen sharply and now rank among the top tier of major Southern metros. Payment standards set by each Tennessee PHA typically range between 90%–110% of FMR. Confirm current payment standards directly with your local PHA or THDA at (615) 815-2200.

Tennessee Public Housing Authorities (PHAs): Complete Directory

Tennessee has 95 counties and dozens of city and county PHAs. Below is a comprehensive directory organized by region.

Statewide Resource

Nashville Metro PHAs

Memphis Metro PHAs

Knoxville Metro PHAs

Chattanooga Metro PHAs

Tri-Cities & East Tennessee PHAs

Middle & West Tennessee PHAs

Tip: Tennessee’s 95-county structure means many metro areas have both a city PHA and a county housing authority with separate waitlists. Always apply to both: MDHA + Williamson/Rutherford/Wilson county PHAs in Nashville; MHA + Shelby County HA in Memphis; KCDC + Anderson/Blount county PHAs in Knoxville; CHA + Hamilton County HA in Chattanooga. Contact THDA at (615) 815-2200 or thda.org for statewide referrals and rural county program information. Use HUD’s PHA locator filtered by Tennessee for a complete current list.

How to Apply for Section 8 Housing Vouchers in Tennessee

Here is a complete step-by-step guide to applying for Section 8 housing in Tennessee:

Step 1: Identify Every Tennessee PHA Serving Your Area

In Nashville, apply to MDHA and the Williamson, Rutherford, and Wilson county housing authorities simultaneously. In Memphis, apply to MHA and Shelby County Housing Authority. In Knoxville, apply to KCDC and Anderson and Blount county housing authorities. In Chattanooga, apply to CHA and Hamilton County Housing Authority.

Contact THDA at (615) 815-2200 for rural county referrals and statewide program information.

Step 2: Check for Open Waitlists

Tennessee PHAs vary significantly in waitlist availability. To stay current:

• Check MDHA Nashville, MHA Memphis, and KCDC Knoxville websites directly for waitlist announcements
• Visit thda.org for THDA statewide program updates and rural county referrals
• Call each Tennessee PHA directly — many smaller PHAs manage waitlists primarily by phone
• Monitor affordablehousingonline.com for Tennessee waitlist openings
• Contact Legal Aid Society of Middle Tennessee and the Cumberlands at (615) 244-6610, Memphis Area Legal Services at (901) 523-8822, or Legal Aid of East Tennessee at (865) 637-0484 for housing program guidance
• Dial 211 for local referrals to open housing programs

Step 3: Apply Immediately When a Waitlist Opens

MDHA and MHA waitlist openings draw large numbers of applicants and fill rapidly. Act immediately when an opening is announced:

• MDHA Nashville, MHA Memphis, and KCDC Knoxville all offer online pre-applications when waitlists open
• Have all household member information ready: full names, dates of birth, SSNs, income details
• Apply to every open Tennessee city and county PHA simultaneously
• Consider applying to smaller Tennessee city PHAs — Jackson, Cookeville, Johnson City, Kingsport — which may have shorter waits and allow portability later

Step 4: Maintain Your Waitlist Position

MDHA (Nashville) waits typically run 5 to 10+ years — among the longest in the South, driven by Nashville’s extraordinary population growth. MHA (Memphis) runs approximately 3 to 6 years. KCDC (Knoxville) runs approximately 3 to 5 years. CHA (Chattanooga) runs approximately 2 to 4 years.

Smaller Tennessee PHAs — Jackson, Cookeville, Johnson City, Kingsport — often run 1 to 3 years when open. While waiting:

• Update your contact information with every PHA every time you move or change your phone number
• Respond promptly to all annual confirmation notices
• Document any priority preference eligibility:

• Currently homeless or residing in emergency shelter
• Victim of domestic violence, dating violence, or stalking (VAWA protections apply; Tennessee has DV housing protections)
• Veteran or active-duty service member (Clarksville has one of the nation’s highest concentrations of active-duty military and veterans per capita)
• Person with a disability requiring accessible or supportive housing
• Displaced by tornado, flooding, or other natural disaster

Step 5: Complete the Full Application

When your name is reached, gather these documents without delay:

• Photo ID — driver’s license, state ID, or passport for all adult household members
• Birth certificates — for all household members
• Social Security cards — for all household members
• Proof of income — recent pay stubs, Social Security or disability award letters, Tennessee TANF (Families First) award letters, or most recent federal tax return
• Bank statements — last 2–3 months for all accounts
• Rental history — landlord names, addresses, and contact info for the past 2–3 years
• Benefit letters — SNAP, Tennessee Medicaid (TennCare), TANF/Families First, or other Tennessee benefit award letters

Step 6: Attend the Eligibility Interview

A Tennessee PHA specialist will review your application, verify documents, and conduct an eligibility interview. If you believe your application was improperly handled, contact the appropriate regional legal aid office or the Tennessee Human Rights Commission (THRC) at (615) 741-5825 for free housing discrimination guidance.

Step 7: Receive Your Voucher and Search for Housing

If approved, you receive your Tennessee Section 8 voucher and typically have 60 to 120 days to find eligible housing. Tennessee has no statewide SOI law — work closely with your PHA specialist, request the internal landlord list at your briefing, and use the resources below. Request an extension proactively in Nashville’s or Knoxville’s tight markets.

Finding Section 8 Housing in Tennessee

Here are the best resources for finding participating landlords in Tennessee:

• THDA Housing Resources: thda.org — statewide affordable housing tools and program information; (615) 815-2200
• HUD Housing Locator: hudhousinglocator.com — search by Tennessee city or ZIP code
• GoSection8.com: national database with strong Tennessee listings, particularly Nashville, Memphis, and Knoxville
• AffordableHousing.com: filter by Tennessee for voucher-friendly listings
• Your local PHA landlord list: request the internal participating landlord list at your briefing
• Tennessee Fair Housing Council: tnfhc.org — free fair housing education and complaint assistance statewide; (615) 874-1834
• Tennessee Human Rights Commission (THRC): tn.gov/humanrights — file housing discrimination complaints; (615) 741-5825
• USDA Rural Development Tennessee: rd.usda.gov — rural housing programs for Middle and West Tennessee communities; (615) 783-1300

Tennessee Section 8 Housing: Frequently Asked Questions

How long is the Section 8 waitlist in Tennessee?

MDHA (Nashville) waits typically run 5 to 10+ years — among the longest in the South. MHA (Memphis) runs approximately 3 to 6 years. KCDC (Knoxville) runs approximately 3 to 5 years. CHA (Chattanooga) runs approximately 2 to 4 years.

Smaller Tennessee PHAs — Jackson, Cookeville, Johnson City, Kingsport, Bristol — often run 1 to 3 years when open. Applying to every Tennessee PHA in your region simultaneously, including the Williamson County HA (which has different income limits than MDHA), is the most effective strategy.

Can a Tennessee landlord refuse Section 8?

Yes — Tennessee has no statewide SOI protection law and no city-level SOI ordinances currently in effect. Tennessee landlords may legally decline to participate in the Section 8 program.

Work closely with your PHA specialist, request the internal landlord list, and use GoSection8.com and HUD’s housing locator. Race, disability, familial status, religion, sex, national origin, and color discrimination remain illegal under federal and state fair housing law — contact the Tennessee Fair Housing Council at (615) 874-1834 for any fair housing complaint.

Are there housing resources for Nashville’s large Kurdish, Somali, and refugee communities?

Yes. Nashville is one of the most remarkable refugee resettlement cities in the United States — with large and long-established Kurdish, Somali, Sudanese, Congolese, Burmese, Bhutanese, and other refugee communities that have made the city a model of global diversity. Nashville’s Kurdish community is one of the largest in the country.

Key resources include Catholic Charities of Tennessee at (615) 352-3087, which is a primary refugee resettlement agency for Nashville; International Rescue Committee (IRC) Nashville at (615) 341-0090 — one of the city’s leading refugee housing and employment programs; Tennessee Immigrant and Refugee Rights Coalition (TIRRC) at (615) 833-0384, which provides housing advocacy and referrals for immigrant and refugee communities statewide; and Conexión Américas at (615) 800-2255, which serves Nashville’s large and growing Latino community with housing navigation and social services. In Memphis, Mid-South Peace and Justice Center and Catholic Charities of West Tennessee at (901) 722-4700 provide immigrant and refugee housing support.

Are there housing resources for Tennessee’s tornado and flooding survivors?

Yes. Tennessee is highly vulnerable to tornadoes and flash flooding — major tornado outbreaks in 2020 (Nashville/Cookeville), 2023 (Middle Tennessee), and recurring flooding events across the Cumberland River basin, West Tennessee lowlands, and East Tennessee mountain communities regularly displace thousands of residents.

Disaster-displaced residents should report their status to their local PHA as a priority preference. THDA at (615) 815-2200 coordinates CDBG-DR disaster recovery housing programs for storm survivors. The Tennessee Emergency Management Agency (TEMA) at tn.gov/tema coordinates disaster response. FEMA Transitional Sheltering Assistance (TSA) is available following major federal disaster declarations — register at disasterassistance.gov. The Tennessee Voluntary Organizations Active in Disaster (TN VOAD) coordinates long-term housing recovery through local Long-Term Recovery Groups. Dial 211 for current disaster housing referrals in your county.

Are there housing resources for Tennessee’s large military community in Clarksville?

Yes. Clarksville (Montgomery County) is home to Fort Campbell — one of the largest military installations in the United States, straddling the Tennessee-Kentucky border and home to the 101st Airborne Division. Clarksville has one of the highest concentrations of active-duty military, veterans, and military families of any mid-sized city in the country.

The Clarksville Housing Authority at (931) 553-0400 administers HCV for Montgomery County and gives priority preferences to veterans and homeless households. HUD-VASH is administered through the Nashville VA Medical Center at (615) 327-4751 and the Clarksville VA Community Based Outpatient Clinic at (931) 645-6218. The Fort Campbell Army Community Service (ACS) provides emergency housing assistance and financial counseling for active-duty soldiers and families at (270) 798-6313.

Are there housing resources for Appalachian East Tennessee communities?

Yes. East Tennessee’s Appalachian counties — Scott, Pickett, Fentress, Morgan, Bledsoe, Rhea, Meigs, and surrounding communities — face housing challenges defined by deep multigenerational poverty, aging housing stock, limited rental inventory, and geographic isolation. The 2024 impacts of Hurricane Helene in the far upper reaches of the region brought additional attention to East Tennessee’s housing vulnerability.

THDA at (615) 815-2200 administers HCV directly for many rural East Tennessee counties. Legal Aid of East Tennessee at (865) 637-0484 provides free housing legal assistance across the region. The East Tennessee Human Resource Agency (ETHRA) at (865) 691-2551 provides community action housing assistance and referrals across Upper East Tennessee. Appalachian Regional Commission (ARC) programs support housing development and economic investment across the Appalachian Tennessee counties. USDA Rural Development at (615) 783-1300 administers rural housing programs for small towns and unincorporated East Tennessee communities.

Are there housing resources for Memphis’ concentrated poverty communities?

Yes. Memphis has one of the highest rates of concentrated poverty of any major American city — with large swaths of North Memphis, South Memphis, Orange Mound, Frayser, and other neighborhoods facing extreme poverty, aging housing stock, and a private rental market defined by absentee landlords and substandard conditions. Memphis also has a significant housing stability challenge linked to high eviction rates.

Key resources include Memphis Area Legal Services at (901) 523-8822 for free housing legal assistance including eviction defense; Community Legal Center (Memphis) at (901) 543-7478 for tenant rights and housing advocacy; MIFA (Metropolitan Inter-Faith Association) at (901) 529-4630 for emergency rental assistance; BLDG Memphis at (901) 272-2800, which works to preserve affordable housing in Memphis neighborhoods; and Shelby County Office of Supportive Housing at (901) 222-7700 for coordinated entry and supportive housing referrals. The Memphis Shelby Crime Commission partners with housing programs on neighborhood stabilization efforts.

Can I use my Tennessee Section 8 voucher in another state?

Yes. After living in your initial Tennessee Section 8-assisted unit for at least 12 months, you can port your voucher to another state. Clarksville (Fort Campbell) voucher holders commonly port to Hopkinsville or other Kentucky communities across the state line. Bristol (TN) voucher holders may port to Bristol (VA). Contact your Tennessee PHA to initiate portability and contact the receiving state’s PHA well in advance to confirm acceptance.

Are there Section 8 vouchers for veterans in Tennessee?

Yes. The HUD-VASH program provides Section 8 vouchers for homeless veterans combined with VA case management. Tennessee VA facilities administering HUD-VASH include the Tennessee Valley Healthcare System (Nashville) at (615) 327-4751, the Memphis VA Medical Center at (901) 523-8990, the Mountain Home VA Medical Center (Johnson City) at (423) 926-1171, and community-based outpatient clinics in Knoxville, Chattanooga, Clarksville, Jackson, and other Tennessee cities. Contact your nearest Tennessee VA to inquire about HUD-VASH availability.

What other programs help with housing in Tennessee besides Section 8?

Tennessee has several additional housing programs including THDA’s LIHTC affordable housing portfolio and emergency rental assistance through local Community Action Agencies statewide. Tennessee’s Families First program (the state’s TANF) can provide emergency housing assistance through county DHS offices. TennCare (Tennessee’s Medicaid) documents income eligibility for housing applications. The Tennessee Coalition to End Domestic and Sexual Violence at (615) 386-9406 coordinates emergency housing for DV survivors statewide. Dial 211 for immediate local referrals anywhere in Tennessee.

Additional Housing Resources in Tennessee

• Tennessee Housing Development Agency (THDA): thda.org — statewide HCV, LIHTC, HOME, and rental assistance; primary statewide contact for rural counties; (615) 815-2200
• 2-1-1 Tennessee: Dial 211 — emergency housing, shelter, utility assistance, and social services statewide, 24/7
• Tennessee Human Rights Commission (THRC): tn.gov/humanrights — file housing discrimination complaints; (615) 741-5825
• Tennessee Fair Housing Council: tnfhc.org — free fair housing testing, complaint assistance, and education statewide; (615) 874-1834
• Legal Aid Society of Middle Tennessee and the Cumberlands: las.org — free housing legal assistance in Middle Tennessee; (615) 244-6610
• Memphis Area Legal Services: malsi.org — free housing legal assistance in West Tennessee; (901) 523-8822
• Legal Aid of East Tennessee: laet.org — free housing legal assistance in East Tennessee; (865) 637-0484
• Tennessee Immigrant and Refugee Rights Coalition (TIRRC): tirrc.org — housing advocacy for immigrant and refugee communities statewide; (615) 833-0384
• Conexión Américas (Nashville): conexionamericas.org — housing navigation and social services for Nashville’s Latino community; (615) 800-2255
• International Rescue Committee (IRC) Nashville: rescue.org/united-states/nashville-tn — refugee housing and employment programs; (615) 341-0090
• MIFA (Memphis): mifa.org — emergency rental assistance and social services; (901) 529-4630
• BLDG Memphis: bldgmemphis.org — affordable housing preservation and neighborhood investment; (901) 272-2800
• Tennessee Coalition to End Domestic and Sexual Violence: tncoalition.org — emergency housing for DV survivors statewide; (615) 386-9406
• HUD-Approved Housing Counselors: Free counseling statewide — find one at hud.gov/housingcounseling
• HUD-VASH for Veterans: Contact Nashville VA at (615) 327-4751, Memphis VA at (901) 523-8990, or Mountain Home VA (Johnson City) at (423) 926-1171 for homeless veteran housing vouchers
• USDA Rural Development Tennessee: rd.usda.gov — rural housing programs for Middle and West Tennessee communities; (615) 783-1300

Final Thoughts: Getting Section 8 Housing in Tennessee

Securing a Section 8 housing voucher in Tennessee requires persistence, strategic multi-agency applications, and a realistic understanding that Nashville’s MDHA waitlist is among the longest in the South. Tennessee’s no-SOI environment means working proactively with your PHA’s landlord resources from day one — but the state’s strong network of regional legal aid offices, refugee resettlement agencies, and community action agencies provides meaningful support at every step.

Here are the most important actions to take right now:

1. Nashville metro residents: apply to MDHA plus Williamson, Rutherford, and Wilson county housing authorities simultaneously — four separate agencies with four separate waitlists; Williamson County’s $88,050 Very Low income limit may qualify households who fall above MDHA’s Davidson County threshold
2. Memphis residents: apply to both MHA and Shelby County Housing Authority simultaneously — separate agencies covering overlapping geography with separate waitlists
3. Apply to smaller Tennessee city PHAs simultaneously — Jackson, Cookeville, Johnson City, Kingsport, and Bristol often have shorter waits; port your voucher to Nashville, Knoxville, or Chattanooga after 12 months
4. Tornado and flood survivors: contact THDA at (615) 815-2200 and your local PHA immediately — disaster priority preferences and CDBG-DR programs may be available; register with FEMA at disasterassistance.gov
5. Clarksville military families and veterans: contact the Clarksville Housing Authority at (931) 553-0400 and Nashville VA at (615) 327-4751 — HUD-VASH and veteran priority preferences are available; Fort Campbell ACS at (270) 798-6313 provides emergency housing assistance for active-duty families
6. Dial 211 for immediate help with housing, emergency rental assistance, and other urgent needs while you wait

For the most current waitlist information, contact your local Tennessee PHA directly or visit Tennessee Housing Development Agency (THDA) at thda.org.

Disclaimer: This article is provided for informational purposes only and does not constitute legal or financial advice. Income limits, Fair Market Rents, payment standards, and program rules are updated annually by HUD. Tennessee state and local housing laws are also subject to change. Always verify current information with your local Tennessee Public Housing Authority, THDA, or a HUD-approved housing counselor before applying.