Location: Hardin County, TN | Metro: Tishomingo County, MS
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $930 |
| 1 Bedroom | $940 |
| 2 Bedrooms | $1,220 |
| 3 Bedrooms | $1,540 |
| 4 Bedrooms | $1,610 |
| 5 Bedrooms | $1,868 |
| 6 Bedrooms | $2,092 |
| 7 Bedrooms | $2,259 |
| 8 Bedrooms | $2,372 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,220 | $205,588 | 0.59% | F |
| 3BR | $1,540 | $306,452 | 0.5% | F |
U.S. Census Bureau data (2024)
The real estate market in ZIP code 38326, encompassing Counce, TN, presents a nuanced landscape for both landlords and small-portfolio investors. The median home value stands at $281,138, indicating a stable price point that has seen minimal fluctuation. With only 0.2% of listings experiencing reductions, there's a strong signal that sellers maintain significant pricing power. This scenario suggests that, barring any unforeseen economic downturns, property values are likely to remain resilient over the next 12-24 months.
The median days on market (DOM) being listed as N/A could imply either a very quick turnover rate or an insufficient sample size for accurate measurement. In either case, it aligns with the notion of robust seller's market conditions, where homes sell promptly, often without the need for price adjustments.
On the rental side, the Forward Monthly Rent (FMR) for the metro area projected for fiscal year 2026 is $1,120, while the current market rent in Counce, TN, as per Census ACS data, is $855. This gap signals potential upward pressure on rents as the local market gradually aligns with broader regional trends. Landlords and investors should be prepared for modest increases in rental rates, which could enhance cash flow and investment returns.
For long-term hold investors, the setup implies a realistic appreciation thesis based on the convergence between local and metro rental rates. As rents rise to meet the FMR, property values are likely to follow suit, driven by increased demand and improved financial performance of rental properties. However, the appreciation will likely be gradual, reflecting the broader economic context rather than explosive growth.
In summary, the current median home value, the low percentage of price reductions, and the positive rental market dynamics suggest that ZIP 38326 offers a solid foundation for maintaining and potentially increasing property values and rental income over the coming years.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.