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City Report · TN

Manchester

Pop. 12,944·44th most expensive in Tennessee·Rental market data updated monthly for Manchester, TN
Median rent (all units)
$1,516/mo
Year-over-Year
Stable
Month-over-Month
+1.5%
vs US Median
-$446
Rising (Monthly)
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Most AffordableMost Expensive
Manchester · $1,516
More affordable than 75% of US cities · National median $1,962/mo
Affordability
32% of income
MODERATE
0%30% benchmark60%+

At $1,516/mo, rent takes about 32% of the local median household income, slightly above the 30% benchmark.

Income to afford
$61,000/yr
Local median income
$57,500/yr
Based on the 30%-of-income rule using Manchester's median rent and household income. See the full affordability breakdown →
Medians by bedroom

Rent by unit size

Studio
$810
1 BR
$810
2 BR
$1,010
3 BR
$1,410
4 BR+
$1,550
Fair Market Rent (HUD)
$1,010/mo

These are HUD Fair Market Rents, the payment standard for a Housing Choice Voucher (Section 8). They often differ from the $1,516 market median above, and that is expected: FMR is the 40th percentile of standard-quality units and counts gross rent, so it includes essential utilities such as electricity, water, gas, sewer, and trash. The market median is asking rent, which usually excludes utilities. HUD sets FMR once a year; market rent here updates monthly.

Source: HUD Small Area Fair Market Rents. Read the methodology →

Rent trends

12-month history

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Last updated: August 17, 2026

Annual cost
$18,192/yr
At $1,516/mo median
Rent Market Meter
Landlord's Market
Renter's MarketBalancedLandlord's Market
Rents are climbing (0.0% YoY), so leverage tilts toward landlords. Act sooner rather than later.
Based on rent-price momentum (+0.0% YoY, +1.5% MoM), not inventory.
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Demographics

Who lives here

Manchester, TN is roughly split between renters and owners, has a large share of families with children, has a median income below the national average, 22.9% of residents hold a bachelor's degree or higher.

Population
12,944
Median income
$57,500
Median age
32.6
Renters
48.5%
Age distribution
27%
25.8%
21.3%
16.7%
Under 1827%
18–3425.8%
35–5421.3%
55–649.2%
65+16.7%
Gender
52.6%
47.4%
Male52.6%
Female47.4%
Race & ethnicity
81.7%
White81.7%
Black5.9%
Hispanic9.4%
Asian2.8%
Education (25+)
12.8%
36.6%
27.7%
22.9%
No HS diploma12.8%
HS diploma36.6%
Some college27.7%
Bachelor's+22.9%
Housing tenure
51.5%
48.5%
Owner51.5%
Renter48.5%

Source: U.S. Census Bureau · ACS 2024 5-Year Estimates

2021 vs 2026

How Manchester, TN has changed in 5 years

Income
$47,092 → $57,500
up 22.1%
Population
11,956 → 12,944
up 8.3%
Renter share
50.8% → 48.5%
-2.3 pts
Bachelor's+
23.3% → 22.9%
-0.4 pts

Median household income rose from $47,092 to $57,500 between 2021 and 2024, a 22.1% shift. The population has grown by 8.3% since 2021, moving from about 11,956 residents to roughly 12,944. Renters now make up 48.5% of households, compared with 50.8% five years ago.

Community

Discussions about Manchester

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View Manchester rent history (2015–2026) →
Salary vs rent

Can you afford rent in Manchester on your salary?

At $1,516/mo, how Manchester rent compares to typical pay (30% rule).

By apartment size

Manchester rent by bedroom count

Median rent for each apartment size in Manchester. Click any size for full breakdown.

Local insights

Tips for renters in Manchester

About renting in Manchester, TN

Last updated: August 17, 2026

The median rent in Manchester is $1,516/mo as of August 2026. A studio apartment averages $810/mo while a 2-bedroom runs $1,010/mo. One-bedroom apartments average $810/mo and 3-bedroom units go for $1,410/mo.

At 32% of local median household income ($57,500/yr), Manchester ranks as moderate compared to the national benchmark of 30%. Rent prices have stayed steady over the past year.

FAQ

Frequently asked questions

Is Manchester an affordable city for renters?

Manchester is considered moderate for renters. At $1,516/mo, rent takes approximately 32% of the local median household income ($57,500/yr). The standard benchmark is 30%. Manchester slightly exceeds that threshold, so budgeting carefully matters here.

How much income do you need to rent in Manchester?

To keep rent at or below 30% of gross income, you would need to earn at least $61,000/year (~$29/hour full-time) to afford the median rent of $1,516/mo in Manchester. The local median household income is $57,500/yr, meaning the typical Manchester household falls short of that threshold.

Is rent going up or down in Manchester?

Rent in Manchester has been relatively stable over the past year, with a 0.0% change year over year as of August 2026.

How does Manchester rent compare to other cities in Tennessee?

Manchester is one of the more affordable cities in Tennessee for rent, ranking #44 out of 62 tracked cities at $1,516/mo.

Which nearby cities are cheaper to rent in than Manchester?

Smithville is nearby and more affordable at $1,400/mo, which is $116 less than Manchester.

What percentage of Manchester residents rent vs. own?

According to Census data, approximately 48.5% of Manchester households are renters, while 51.5% are owner-occupied. Manchester leans toward homeownership, which can mean a smaller rental inventory.

How does Manchester rent compare to the national average?

Manchester's median rent of $1,516/mo is $446 (23%) below the US national median of $1,962/mo. Within Tennessee, it ranks #44 out of 62 tracked cities.
Income Affordability
32%
MODERATE

At $1,516/mo, rent takes ~32% of Manchester's median household income ($57,500/yr). The standard benchmark is 30%.

Manchester 32%Benchmark 30%
State income taxNone
Run the Manchester affordability calculator →
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Neighborhoods

Estimated from ZIP-level data

Schools nearby

Public schools near Manchester, TN

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