FY2027 Small Area FMR · Henderson, NV

ZIP 89014 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 89014 (Henderson, NV) is $1,890 a month, down 4.1% from FY2026. That is 12% above the Las Vegas-Henderson-North Las Vegas, NV area-wide FMR of $1,686.

2-bedroom SAFMR$1,890per month ▼ 4.1%

Area-wide 2 BR FMR$1,686Las Vegas-Henderson-North La

Rank in the area31stof 114 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,701

2 BR Small Area FMR$1,890

110% of SAFMR$2,079

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

Studio$1,470▼ 2.6%

1 BR$1,610▼ 4.2%

2 BR$1,890▼ 4.1%

3 BR$2,600▼ 5.1%

4 BR$2,970▼ 5.4%

FY2027 FY2026

Where 89014 sits in the Las Vegas-Henderson-North Las Vegas, NV area

Of the 114 ZIP codes HUD lists for the area, 89014 has the 31st highest two-bedroom Small Area FMR. Las Vegas-Henderson-North Las Vegas, NV 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 $1,686 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,890 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	$1,470	$1,323 – $1,617	$1,310	$1,510
1 bedroom	$1,610	$1,449 – $1,771	$1,435	$1,680
2 bedrooms	$1,890	$1,701 – $2,079	$1,686	$1,970
3 bedrooms	$2,600	$2,340 – $2,860	$2,317	$2,740
4 bedrooms	$2,970	$2,673 – $3,267	$2,652	$3,140

A household renting a two-bedroom home at the Small Area FMR of $1,890 needs about $75,600 a year to keep housing costs at 30% of income. The area median family income is $98,200 and the 80% low-income limit for four people is $84,400. ZIP code 89014 lies mainly in Clark County. See the Las Vegas-Henderson-North Las Vegas, NV county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
89074	Henderson	2.2 mi	$2,020
89120	Las Vegas	2.5 mi	$1,570
89122	Las Vegas	3.2 mi	$1,570
89012	Henderson	3.5 mi	$2,160
89121	Las Vegas	4.5 mi	$1,570
89011	Henderson	5.0 mi	$1,890

Questions

What is the Fair Market Rent for ZIP code 89014?

HUD's FY2027 Small Area Fair Market Rents for 89014 are $1,470 (studio), $1,610 (1 BR), $1,890 (2 BR), $2,600 (3 BR) and $2,970 (4 BR) a month.

What is the Section 8 payment standard in 89014?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 89014 that range is $1,701 to $2,079 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 89014?

The FY2026 income limits of the Las Vegas-Henderson-North Las Vegas, NV area apply: median family income $98,200, low-income (80%) limit $84,400 for a family of four.