Income Limits by County

HUD Metro FMR Area · 7 counties

Omaha-Council Bluffs, NE-IA Fair Market Rent & Income Limits

For FY2027 HUD set the two-bedroom Fair Market Rent for the Omaha-Council Bluffs, NE-IA area at $1,450 a month, up 6.0% from FY2026. The FY2026 median family income is $114,000. The same figures apply in all 7 counties of the area.

2-bedroom FMR$1,450per month ▲ 6.0%
Median family income$114,000FY2026
People in the area959,016HUD file, 2024

Fair Market Rent by unit size

FY2027 FY2026

Check your household

Enter your household size and total yearly income before taxes to see which HUD income category it falls in for Omaha-Council Bluffs, NE-IA.

Low income (80% limit)

A household of 4 earning $89,200 is under the 80% limit of $91,200 for this area. At 30% of income it could pay about $2,230 a month for rent and utilities.

This is a quick comparison with HUD's published limits, not an eligibility decision. Programs count income in their own ways and many have waiting lists; the local housing agency or property decides.

Income limits

FY2026 income limits by household size (yearly gross income)
PeopleExtremely low30% / povertyVery low50%60% (LIHTC)MTSPLow income80%
1$23,950$39,900$47,880$63,850
2$27,400$45,600$54,720$73,000
3$30,800$51,300$61,560$82,100
4$34,200$57,000$68,400$91,200
5$38,680$61,600$73,920$98,500
6$44,360$66,150$79,380$105,800
7$50,040$70,700$84,840$113,100
8$55,720$75,250$90,300$120,400

Two-bedroom FMR since 2001

2-bedroom Fair Market Rent, 2001 to 2027$0$400$800$1,200$1,600$2,000200520102015202020252027$1,450FY2001: $593FY2002: $608FY2003: $621FY2004: $626FY2005: $650FY2006: $662FY2007: $682FY2008: $710FY2009: $757FY2010: $766FY2011: $747FY2012: $751FY2013: $828FY2014: $790FY2015: $807FY2016: $836FY2017: $894FY2018: $927FY2019: $927FY2020: $946FY2021: $987FY2022: $974FY2023: $1,083FY2024: $1,170FY2025: $1,261FY2026: $1,368FY2027: $1,450

Counties in the area

CountyPeople2 BR FMR
Douglas County, NE590,736$1,450
Sarpy County, NE197,389$1,450
Pottawattamie County, IA93,424$1,450
Cass County, NE27,161$1,450
Washington County, NE21,106$1,450
Harrison County, IA14,632$1,450
Mills County, IA14,568$1,450

Small Area FMRs across 134 ZIP codes

Two-bedroom Small Area FMRs in the Omaha-Council Bluffs, NE-IA area run from $1,010 to $2,180; the middle ZIP code is at $1,290, against the area-wide FMR of $1,450. This is a mandatory Small Area FMR area (designated 2023, in force since 1/1/2025): voucher payment standards follow the ZIP-code figures.

$1,010$2,180median $1,290

Highest ZIP codes

68118 (Omaha, NE)$2,180
68135 (Omaha, NE)$2,180
68142 (Omaha, NE)$2,180
68136 (Omaha, NE)$2,050
68455 (Union, NE)$2,000
68130 (Omaha, NE)$1,920
68028 (Gretna, NE)$1,830
68113 (Offutt Afb, NE)$1,820

Lowest ZIP codes

68349 (Elmwood, NE)$1,010
51570 (Shelby, IA)$1,010
51566 (Red Oak, IA)$1,010
51565 (Portsmouth, IA)$1,010
51564 (Pisgah, IA)$1,010
51562 (Panama, IA)$1,010
51558 (Moorhead, IA)$1,010
51553 (Minden, IA)$1,010

Questions

What is the Fair Market Rent in the Omaha-Council Bluffs, NE-IA area?

HUD's FY2027 Fair Market Rents for the Omaha-Council Bluffs, NE-IA area are $1,167 (studio), $1,219 (1 BR), $1,450 (2 BR), $1,924 (3 BR) and $2,179 (4 BR) a month.

What is the area median income for Omaha-Council Bluffs, NE-IA?

The FY2026 median family income is $114,000; the 80% low-income limit for four people is $91,200.

Which counties are in this HUD metro area?

Douglas County, NE, Sarpy County, NE, Pottawattamie County, IA, Cass County, NE, Washington County, NE, Harrison County, IA and Mills County, IA.