FY2027 Fair Market Rent · Nevada
Washoe County Fair Market Rent & Income Limits
HUD's FY2027 Fair Market Rent for a two-bedroom home in Washoe County, NV is $1,837 a month, down 1.8% from FY2026. The area median family income is $116,800, and a family of four counts as low income up to $93,450 a year.
Fair Market Rent by unit size
FY2027 FY2026
Fair Market Rents are gross rents: rent plus the cost of all utilities except phone, cable and internet.
Check your household
Enter your household size and total yearly income before taxes to see which HUD income category it falls in for Washoe County, NV.
Low income (80% limit)
A household of 4 earning $91,450 is under the 80% limit of $93,450 for this area. At 30% of income it could pay about $2,286 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 in Washoe County
HUD's FY2026 income limits for Reno, NV are based on a median family income of $116,800. Programs such as Housing Choice Vouchers, public housing and HOME use the 30%, 50% and 80% columns; Low-Income Housing Tax Credit properties use the 50% and 60% Multifamily Tax Subsidy Project limits.
| People | Extremely low30% / poverty | Very low50% | 60% (LIHTC)MTSP | Low income80% |
|---|---|---|---|---|
| 1 | $24,550 | $40,900 | $49,080 | $65,450 |
| 2 | $28,050 | $46,750 | $56,100 | $74,800 |
| 3 | $31,550 | $52,600 | $63,120 | $84,150 |
| 4 | $35,050 | $58,400 | $70,080 | $93,450 |
| 5 | $38,680 | $63,100 | $75,720 | $100,950 |
| 6 | $44,360 | $67,750 | $81,300 | $108,450 |
| 7 | $50,040 | $72,450 | $86,940 | $115,900 |
| 8 | $55,720 | $77,100 | $92,520 | $123,400 |
Rent history
Since FY2017 the two-bedroom FMR here has gone from $920 to $1,837, up 99.7% over ten years. HUD has published a two-bedroom FMR for this area since FY1983, when it was $505.
What it takes to afford the rent
To keep a two-bedroom rent of $1,837 at no more than 30% of income, the usual affordability rule, a household needs about $73,500 a year. That is 63% of the area median family income of $116,800, so a typical family can afford it with room to spare.
| Unit | FY2027 | FY2026 | FY2025 | Income to affordat 30% |
|---|---|---|---|---|
| Studio | $1,279 | $1,289 | $1,181 | $51,200 |
| 1 bedroom | $1,460 | $1,489 | $1,370 | $58,400 |
| 2 bedrooms | $1,837 | $1,870 | $1,722 | $73,500 |
| 3 bedrooms | $2,452 | $2,539 | $2,384 | $98,100 |
| 4 bedrooms | $2,842 | $2,949 | $2,788 | $113,700 |
How Washoe County compares
Washoe County is part of the Reno, NV HUD Metro FMR Area, together with Storey County. HUD publishes one Fair Market Rent and one set of income limits for the whole area, so the numbers on this page apply in every county of it.
Washoe County has the 2nd highest two-bedroom Fair Market Rent of the 17 counties in Nevada; the population-weighted average across Nevada is $1,672 and the nationwide average is $1,751.
Small Area FMRs by ZIP code
HUD also publishes Small Area Fair Market Rents for each ZIP code. In Washoe County the two-bedroom figure ranges from $1,690 to $2,500 across 37 ZIP codes, against the area-wide $1,837. This area is not on HUD's list of mandatory Small Area FMR areas, so most agencies here use the area-wide FMR; an agency may still opt in to ZIP-level rents.
| ZIP | Place | 2 BR SAFMR | 110% payment std. |
|---|---|---|---|
| 89441 | Sparks | $2,500 | $2,750 |
| 89521 | Reno | $2,500 | $2,750 |
| 89436 | Sparks | $2,390 | $2,629 |
| 89519 | Reno | $2,390 | $2,629 |
| 89450 | Incline Village | $2,350 | $2,585 |
| 89451 | Incline Village | $2,350 | $2,585 |
| 89508 | Reno | $2,350 | $2,585 |
| 89511 | Reno | $2,210 | $2,431 |
| 89402 | Crystal Bay | $2,180 | $2,398 |
| 89506 | Reno | $2,090 | $2,299 |
| 89510 | Reno | $2,010 | $2,211 |
| 89523 | Reno | $1,960 | $2,156 |
| 89405 | Empire | $1,840 | $2,024 |
| 89412 | Gerlach | $1,840 | $2,024 |
| 89424 | Nixon | $1,840 | $2,024 |
| 89432 | Sparks | $1,840 | $2,024 |
| 89435 | Sparks | $1,840 | $2,024 |
| 89504 | Reno | $1,840 | $2,024 |
| 89505 | Reno | $1,840 | $2,024 |
| 89507 | Reno | $1,840 | $2,024 |
| 89513 | Reno | $1,840 | $2,024 |
| 89515 | Reno | $1,840 | $2,024 |
| 89533 | Reno | $1,840 | $2,024 |
| 89570 | Reno | $1,840 | $2,024 |
| 89595 | Reno | $1,840 | $2,024 |
| 89599 | Reno | $1,840 | $2,024 |
| 89509 | Reno | $1,820 | $2,002 |
| 89431 | Sparks | $1,690 | $1,859 |
| 89433 | Sun Valley | $1,690 | $1,859 |
| 89439 | Verdi | $1,690 | $1,859 |
| 89442 | Wadsworth | $1,690 | $1,859 |
| 89501 | Reno | $1,690 | $1,859 |
| 89502 | Reno | $1,690 | $1,859 |
| 89503 | Reno | $1,690 | $1,859 |
| 89512 | Reno | $1,690 | $1,859 |
| 89557 | Reno | $1,690 | $1,859 |
| 89704 | Washoe Valley | $1,690 | $1,859 |
Questions
What is the Fair Market Rent in Washoe County, NV for 2027?
For FY2027 (October 1, 2026 to September 30, 2027) HUD's Fair Market Rents in Washoe County, NV are $1,279 for a studio, $1,460 for one bedroom, $1,837 for two bedrooms, $2,452 for three and $2,842 for four bedrooms, per month including utilities.
What is the area median income in Washoe County, NV?
HUD's FY2026 median family income for the area is $116,800, up 4.5% from $111,800 in FY2025.
What is 80% of AMI in Washoe County, NV for a family of 4?
The FY2026 low-income limit (80%) for a household of four is $93,450 a year. The very low-income limit (50%) is $58,400 and the extremely low-income limit is $35,050.
What is the 60% AMI limit for tax credit housing in Washoe County, NV?
Under HUD's FY2026 Multifamily Tax Subsidy Project limits, the 60% limit is $49,080 for one person and $70,080 for four.
Is the Fair Market Rent the same as the Section 8 payment standard?
No. Housing agencies set their payment standard between 90% and 110% of the FMR (for a two-bedroom here: $1,653 to $2,021), and can ask HUD for exceptions. Check the payment standard with your local housing agency.