FY2027 Small Area FMR · Empire, NV

ZIP 89405 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 89405 (Empire, NV) is $1,840 a month, down 1.6% from FY2026. That is 0% equal to the Reno, NV area-wide FMR of $1,837.

2-bedroom SAFMR$1,840per month ▼ 1.6%

Area-wide 2 BR FMR$1,837Reno, NV

Rank in the area15thof 42 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,656

2 BR Small Area FMR$1,840

110% of SAFMR$2,024

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

Studio$1,280▼ 0.8%

1 BR$1,460▼ 2.0%

2 BR$1,840▼ 1.6%

3 BR$2,460▼ 3.1%

4 BR$2,850▼ 3.4%

FY2027 FY2026

Where 89405 sits in the Reno, NV area

Of the 42 ZIP codes HUD lists for the area, 89405 has the 15th highest two-bedroom Small Area FMR. Reno, 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 $1,837 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,840 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	$1,280	$1,152 – $1,408	$1,279	$1,290
1 bedroom	$1,460	$1,314 – $1,606	$1,460	$1,490
2 bedrooms	$1,840	$1,656 – $2,024	$1,837	$1,870
3 bedrooms	$2,460	$2,214 – $2,706	$2,452	$2,540
4 bedrooms	$2,850	$2,565 – $3,135	$2,842	$2,950

A household renting a two-bedroom home at the Small Area FMR of $1,840 needs about $73,600 a year to keep housing costs at 30% of income. The area median family income is $116,800 and the 80% low-income limit for four people is $93,450. ZIP code 89405 lies mainly in Washoe County. See the Reno, NV metro page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
89510	Reno	33.0 mi	$2,010
96136	Wendel	35.7 mi	$1,250
89424	Nixon	41.6 mi	$1,840
96117	Litchfield	42.7 mi	$1,250
96113	Herlong	45.2 mi	$1,190
89412	Gerlach	45.2 mi	$1,840

Questions

What is the Fair Market Rent for ZIP code 89405?

HUD's FY2027 Small Area Fair Market Rents for 89405 are $1,280 (studio), $1,460 (1 BR), $1,840 (2 BR), $2,460 (3 BR) and $2,850 (4 BR) a month.

What is the Section 8 payment standard in 89405?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 89405 that range is $1,656 to $2,024 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 89405?

The FY2026 income limits of the Reno, NV area apply: median family income $116,800, low-income (80%) limit $93,450 for a family of four.