FY2027 Small Area FMR · Las Vegas, NV

ZIP 89131 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 89131 (Las Vegas, NV) is $2,160 a month, up 13.1% from FY2026. That is 28% above the Las Vegas-Henderson-North Las Vegas, NV area-wide FMR of $1,686.

2-bedroom SAFMR$2,160per month ▲ 13.1%

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

Rank in the area12thof 114 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,944

2 BR Small Area FMR$2,160

110% of SAFMR$2,376

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

Studio$1,680▲ 14.3%

1 BR$1,840▲ 12.9%

2 BR$2,160▲ 13.1%

3 BR$2,970▲ 11.7%

4 BR$3,400▲ 11.8%

FY2027 FY2026

Where 89131 sits in the Las Vegas-Henderson-North Las Vegas, NV area

Of the 114 ZIP codes HUD lists for the area, 89131 has the 12th 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 $2,160 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	$1,680	$1,512 – $1,848	$1,310	$1,470
1 bedroom	$1,840	$1,656 – $2,024	$1,435	$1,630
2 bedrooms	$2,160	$1,944 – $2,376	$1,686	$1,910
3 bedrooms	$2,970	$2,673 – $3,267	$2,317	$2,660
4 bedrooms	$3,400	$3,060 – $3,740	$2,652	$3,040

A household renting a two-bedroom home at the Small Area FMR of $2,160 needs about $86,400 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 89131 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
89085	North Las Vegas	2.5 mi	$2,530
89143	Las Vegas	3.0 mi	$2,040
89149	Las Vegas	3.6 mi	$1,990
89130	Las Vegas	3.7 mi	$1,810
89084	North Las Vegas	3.9 mi	$2,030
89031	North Las Vegas	5.1 mi	$1,720

Questions

What is the Fair Market Rent for ZIP code 89131?

HUD's FY2027 Small Area Fair Market Rents for 89131 are $1,680 (studio), $1,840 (1 BR), $2,160 (2 BR), $2,970 (3 BR) and $3,400 (4 BR) a month.

What is the Section 8 payment standard in 89131?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 89131 that range is $1,944 to $2,376 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 89131?

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.