FY2027 Small Area FMR · Fernley, NV
ZIP 89408 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 89408 (Fernley, NV) is $1,500 a month, up 0.7% from FY2026. That is 17% above the Lyon County, NV area-wide FMR of $1,279.
Payment standard range, 2 bedrooms
Housing agencies may set voucher payment standards anywhere from 90% to 110% of the FMR without asking HUD.
FY2027 FY2026
Where 89408 sits in the Lyon County, NV area
Of the 9 ZIP codes HUD lists for the area, 89408 has the 3rd highest two-bedroom Small Area FMR. Lyon County, 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 $1,279 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,500 for this ZIP code instead.
ZIP code 89408 crosses more than one HUD area. HUD also lists it under Churchill County, NV (same figures). The figure that applies depends on which side of the line the home is.
All unit sizes
| Unit | FY2027 SAFMR | Payment standard range | Area-wide FMR | FY2026 SAFMR |
|---|---|---|---|---|
| Studio | $1,260 | $1,134 – $1,386 | $1,076 | $1,250 |
| 1 bedroom | $1,270 | $1,143 – $1,397 | $1,082 | $1,260 |
| 2 bedrooms | $1,500 | $1,350 – $1,650 | $1,279 | $1,490 |
| 3 bedrooms | $2,080 | $1,872 – $2,288 | $1,771 | $2,070 |
| 4 bedrooms | $2,510 | $2,259 – $2,761 | $2,138 | $2,500 |
A household renting a two-bedroom home at the Small Area FMR of $1,500 needs about $60,000 a year to keep housing costs at 30% of income. The area median family income is $97,800 and the 80% low-income limit for four people is $83,200. ZIP code 89408 lies mainly in Churchill County and Lyon County. See the Lyon County, NV county page for the full income limits table and the household check.
Nearby ZIP codes
Questions
What is the Fair Market Rent for ZIP code 89408?
HUD's FY2027 Small Area Fair Market Rents for 89408 are $1,260 (studio), $1,270 (1 BR), $1,500 (2 BR), $2,080 (3 BR) and $2,510 (4 BR) a month.
What is the Section 8 payment standard in 89408?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 89408 that range is $1,350 to $1,650 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 89408?
The FY2026 income limits of the Lyon County, NV area apply: median family income $97,800, low-income (80%) limit $83,200 for a family of four.