HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Nevada County, California (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Nevada County is $1,813 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,813
FY 2026, utilities included
Payment standard range
$1,632 to $1,994
90% to 110% of FMR
Income to afford 2BR
$72,520
per year, at 30% of income
Rank in California
25th of 58
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Nevada moves to $1,885. That's up 4%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Nevada actually rent for?
Search any address in Nevada for a rent estimate built from nearby comps, with the HUD figure right next to it.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $1,373 | $1,236 to $1,510 | $54,920 | $26.40/hr | +1.6% |
| 1 bedroom | $1,382 | $1,244 to $1,520 | $55,280 | $26.58/hr | +1.5% |
| 2 bedroom | $1,813 | $1,632 to $1,994 | $72,520 | $34.87/hr | +1.6% |
| 3 bedroom | $2,521 | $2,269 to $2,773 | $100,840 | $48.48/hr | +0.8% |
| 4 bedroom | $3,041 | $2,737 to $3,345 | $121,640 | $58.48/hr | +1.5% |
5 to 8 bedrooms (PropMetrics estimates)
HUD stops at four bedrooms. These add 15% of the four-bedroom rent per extra bedroom. It's our estimate, not a HUD number.
| Bedrooms | Estimated FMR | Payment standard |
|---|---|---|
| 5 bedroom Estimate | $3,497 | $3,147 to $3,847 |
| 6 bedroom Estimate | $3,953 | $3,558 to $4,348 |
| 7 bedroom Estimate | $4,409 | $3,968 to $4,850 |
| 8 bedroom Estimate | $4,866 | $4,379 to $5,353 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Fair Market Rent is HUD's estimate of what a modest, decent unit rents for in an area, utilities included. It's set once a year and runs October to September. For FY 2026 that's October 1, 2025 through September 30, 2026. In Nevada, that runs from $1,373 for a studio up to $3,041 for four bedrooms, all five rates in the table above.
Because Nevada sits outside any HUD metro area, its rate is a county-wide figure built from local rents. One number covers every address in the county, Truckee included.
Among California's 58 counties, Nevada ranks 25th for two-bedroom FMR. That's about 7% above the state median of $1,687 and about 78% above the national median county at $1,018. About 102,322 people live here, 36th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,610 in 95945 (Grass Valley) and $2,420 in 95728 (Soda Springs), with the 16 ZIP codes in between. Housing authorities in HUD-designated metros use those ZIP rates instead of the county rate. Everywhere else the ZIP numbers show where rents actually sit, and the county rate stays the official standard.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 95712 | Chicago Park | $1,810 | -0.2% |
| 95724 | Norden | $2,030 | +12.0% |
| 95728 | Soda Springs | $2,420 | +33.5% |
| 95924 | Cedar Ridge | $1,810 | -0.2% |
| 95945 | Grass Valley | $1,610 | -11.2% |
| 95946 | Penn Valley | $2,320 | +28.0% |
| 95949 | Grass Valley | $2,010 | +10.9% |
| 95959 | Nevada City | $1,920 | +5.9% |
| 95960 | North San Juan | $1,720 | -5.1% |
| 95975 | Rough And Ready | $1,610 | -11.2% |
| 95977 | Smartsville | $1,970 | +8.7% |
| 95986 | Washington | $1,920 | +5.9% |
| 96111 | Floriston | $2,360 | +30.2% |
| 96160 | Truckee | $1,810 | -0.2% |
| 96161 | Truckee | $2,420 | +33.5% |
| 96162 | Truckee | $1,810 | -0.2% |
What a voucher pays here
The voucher doesn't pay the FMR itself. It pays the payment standard. Housing authorities set it anywhere from 90% to 110% of FMR, which puts a two-bedroom standard in Nevada somewhere between $1,632 and $1,994. The tenant pays roughly 30% of their income, the voucher covers the rest up to the standard, and the PHA won't approve a rent above what comparable unassisted units get.
$1,813 a month is affordable, by HUD's 30% rule, on an income of roughly $72,520 a year. Put another way, $35 an hour full time.
Worked example for a two-bedroom, assuming the rent equals the payment standard. Tenant pays 30% of monthly income, HUD's housing assistance payment covers the rest.
| Monthly household income | Tenant pays (30%) | HAP at 90% ($1,632) | HAP at 100% ($1,813) | HAP at 110% ($1,994) |
|---|---|---|---|---|
| $2,500 | $750 | $882 | $1,063 | $1,244 |
| $4,000 | $1,200 | $432 | $613 | $794 |
Rate history
The two-bedroom rate went up 2% from FY 2025 ($1,785) to FY 2026 ($1,813). Since FY 2020 it's up 38% in total, about 5.5% a year. The California median moved up 9% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $856 | $998 | $1,314 | $1,896 | $2,052 | — |
| FY 2021 | $884 | $1,013 | $1,335 | $1,911 | $2,052 | +1.6% |
| FY 2022 | $921 | $993 | $1,307 | $1,857 | $2,037 | -2.1% |
| FY 2023 | $1,047 | $1,054 | $1,387 | $1,971 | $2,257 | +6.1% |
| FY 2024 | $1,209 | $1,217 | $1,596 | $2,249 | $2,708 | +15.1% |
| FY 2025 | $1,352 | $1,361 | $1,785 | $2,501 | $2,997 | +11.8% |
| FY 2026 | $1,373 | $1,382 | $1,813 | $2,521 | $3,041 | +1.6% |
| FY 2027 | $1,313 | $1,441 | $1,885 | $2,610 | $3,151 | +4.0% |
Nearby counties
Questions people ask
$1,813 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,373 for a studio, $1,382 for one bedroom, $2,521 for three and $3,041 for four.
Tools for this county
Fair Market Rent lookup
Look up any ZIP code's Small Area FMR by bedroom count.
Section 8 rent calculator
Work out the payment standard and tenant share for a specific rent.
What is Fair Market Rent?
How HUD calculates FMR and what it means for landlords.
Rent affordability calculator
See what income a household needs for a given rent.
What does a rental in Nevada actually go for?
HUD's number is one input. Search any address in Nevada for a rent estimate built from nearby comps. 3 free searches, no card.
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