FY2027 Small Area FMR · Washoe Valley, NV
ZIP 89704 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 89704 (Washoe Valley, NV) is $1,690 a month, up 9.0% from FY2026. That is 8% below the Reno, NV area-wide FMR of $1,837.
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 89704 sits in the Reno, NV area
Of the 42 ZIP codes HUD lists for the area, 89704 has the 30th 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 $1,690 for this ZIP code instead.
All unit sizes
| Unit | FY2027 SAFMR | Payment standard range | Area-wide FMR | FY2026 SAFMR |
|---|---|---|---|---|
| Studio | $1,170 | $1,053 – $1,287 | $1,279 | $1,070 |
| 1 bedroom | $1,350 | $1,215 – $1,485 | $1,460 | $1,240 |
| 2 bedrooms | $1,690 | $1,521 – $1,859 | $1,837 | $1,550 |
| 3 bedrooms | $2,290 | $2,061 – $2,519 | $2,452 | $2,150 |
| 4 bedrooms | $2,660 | $2,394 – $2,926 | $2,842 | $2,510 |
A household renting a two-bedroom home at the Small Area FMR of $1,690 needs about $67,600 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 89704 lies mainly in Washoe County. See the Reno, NV metro page for the full income limits table and the household check.
Nearby ZIP codes
Questions
What is the Fair Market Rent for ZIP code 89704?
HUD's FY2027 Small Area Fair Market Rents for 89704 are $1,170 (studio), $1,350 (1 BR), $1,690 (2 BR), $2,290 (3 BR) and $2,660 (4 BR) a month.
What is the Section 8 payment standard in 89704?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 89704 that range is $1,521 to $1,859 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 89704?
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.