FY2027 Small Area FMR · Carson City, NV
ZIP 89705 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 89705 (Carson City, NV) is $1,450 a month, down 8.2% from FY2026. That is 0% equal to the Carson City, NV area-wide FMR of $1,453.
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 89705 sits in the Carson City, NV area
Of the 11 ZIP codes HUD lists for the area, 89705 has the 4th highest two-bedroom Small Area FMR. Carson City, 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 $1,453 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,450 for this ZIP code instead.
ZIP code 89705 crosses more than one HUD area. HUD also lists it under Douglas 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 | $1,010 | $909 – $1,111 | $1,057 | $1,090 |
| 1 bedroom | $1,170 | $1,053 – $1,287 | $1,131 | $1,270 |
| 2 bedrooms | $1,450 | $1,305 – $1,595 | $1,453 | $1,580 |
| 3 bedrooms | $2,010 | $1,809 – $2,211 | $2,012 | $2,200 |
| 4 bedrooms | $2,430 | $2,187 – $2,673 | $2,429 | $2,660 |
A household renting a two-bedroom home at the Small Area FMR of $1,450 needs about $58,000 a year to keep housing costs at 30% of income. The area median family income is $91,000 and the 80% low-income limit for four people is $82,250. ZIP code 89705 lies mainly in Douglas County and Carson City. See the Carson City, 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 89705?
HUD's FY2027 Small Area Fair Market Rents for 89705 are $1,010 (studio), $1,170 (1 BR), $1,450 (2 BR), $2,010 (3 BR) and $2,430 (4 BR) a month.
What is the Section 8 payment standard in 89705?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 89705 that range is $1,305 to $1,595 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 89705?
The FY2026 income limits of the Carson City, NV area apply: median family income $91,000, low-income (80%) limit $82,250 for a family of four.