FY2027 Small Area FMR · Mesilla, NM

ZIP 88046 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 88046 (Mesilla, NM) is $1,060 a month, down 5.4% from FY2026. That is 1% below the Las Cruces, NM area-wide FMR of $1,073.

2-bedroom SAFMR$1,060per month ▼ 5.4%

Area-wide 2 BR FMR$1,073Las Cruces, NM

Rank in the area17thof 29 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$954

2 BR Small Area FMR$1,060

110% of SAFMR$1,166

Housing agencies may set voucher payment standards anywhere from 90% to 110% of the FMR without asking HUD.

Studio$780▼ 2.5%

1 BR$960▼ 5.9%

2 BR$1,060▼ 5.4%

3 BR$1,440▼ 7.7%

4 BR$1,670▼ 1.8%

FY2027 FY2026

Where 88046 sits in the Las Cruces, NM area

Of the 29 ZIP codes HUD lists for the area, 88046 has the 17th highest two-bedroom Small Area FMR. Las Cruces, NM is not on HUD's list of mandatory Small Area FMR areas, so voucher payment standards here are normally based on the area-wide FMR of $1,073 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,060 for this ZIP code instead.

All unit sizes

Monthly gross rent including utilities
Unit	FY2027 SAFMR	Payment standard range	Area-wide FMR	FY2026 SAFMR
Studio	$780	$702 – $858	$790	$800
1 bedroom	$960	$864 – $1,056	$975	$1,020
2 bedrooms	$1,060	$954 – $1,166	$1,073	$1,120
3 bedrooms	$1,440	$1,296 – $1,584	$1,461	$1,560
4 bedrooms	$1,670	$1,503 – $1,837	$1,692	$1,700

A household renting a two-bedroom home at the Small Area FMR of $1,060 needs about $42,400 a year to keep housing costs at 30% of income. The area median family income is $79,900 and the 80% low-income limit for four people is $62,150. ZIP code 88046 lies mainly in Dona Ana County. See the Las Cruces, NM county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
88005	Las Cruces	1.3 mi	$1,060
88003	Las Cruces	3.9 mi	$1,070
88001	Las Cruces	4.0 mi	$1,070
88047	Mesilla Park	5.8 mi	$1,080
88044	La Mesa	7.0 mi	$1,050
88011	Las Cruces	9.9 mi	$1,210

Questions

What is the Fair Market Rent for ZIP code 88046?

HUD's FY2027 Small Area Fair Market Rents for 88046 are $780 (studio), $960 (1 BR), $1,060 (2 BR), $1,440 (3 BR) and $1,670 (4 BR) a month.

What is the Section 8 payment standard in 88046?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 88046 that range is $954 to $1,166 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 88046?

The FY2026 income limits of the Las Cruces, NM area apply: median family income $79,900, low-income (80%) limit $62,150 for a family of four.