HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Cherry County, Nebraska (FY 2026)
$1,024 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Cherry County, and it's the baseline every voucher in Cherry is measured against.
2 bedroom FMR
$1,024
FY 2026, utilities included
Payment standard range
$922 to $1,126
90% to 110% of FMR
Income to afford 2BR
$40,960
per year, at 30% of income
Rank in Nebraska
19th of 93
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Cherry moves to $1,114. That's up 9%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Cherry actually rent for?
Search any address in Cherry 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 | $710 | $639 to $781 | $28,400 | $13.65/hr | +14.1% |
| 1 bedroom | $780 | $702 to $858 | $31,200 | $15.00/hr | +2.0% |
| 2 bedroom | $1,024 | $922 to $1,126 | $40,960 | $19.69/hr | +12.9% |
| 3 bedroom | $1,228 | $1,105 to $1,351 | $49,120 | $23.62/hr | +12.0% |
| 4 bedroom | $1,368 | $1,231 to $1,505 | $54,720 | $26.31/hr | +13.6% |
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 | $1,573 | $1,416 to $1,730 |
| 6 bedroom Estimate | $1,778 | $1,600 to $1,956 |
| 7 bedroom Estimate | $1,984 | $1,786 to $2,182 |
| 8 bedroom Estimate | $2,189 | $1,970 to $2,408 |
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 Cherry, that runs from $710 for a studio up to $1,368 for four bedrooms, all five rates in the table above.
Because Cherry 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, Elsmere included.
Among Nebraska's 93 counties, Cherry ranks 19th for two-bedroom FMR. That's about 7% above the state median of $961 and within a couple percent of the national median county at $1,018. About 5,473 people live here, 51st in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $960 in 69211 (Cody) and $1,060 in 69201 (Valentine), with the 9 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.
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 Cherry somewhere between $922 and $1,126. 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.
$1,024 a month is affordable, by HUD's 30% rule, on an income of roughly $40,960 a year. Put another way, $20 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% ($922) | HAP at 100% ($1,024) | HAP at 110% ($1,126) |
|---|---|---|---|---|
| $2,500 | $750 | $172 | $274 | $376 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 13% from FY 2025 ($907) to FY 2026 ($1,024). Since FY 2020 it's up 47% in total, about 6.6% a year. The Nebraska median moved up 6% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $455 | $559 | $698 | $980 | $983 | — |
| FY 2021 | $484 | $587 | $734 | $986 | $1,021 | +5.2% |
| FY 2022 | $521 | $591 | $778 | $962 | $1,066 | +6.0% |
| FY 2023 | $562 | $628 | $826 | $1,005 | $1,122 | +6.2% |
| FY 2024 | $591 | $727 | $872 | $1,078 | $1,163 | +5.6% |
| FY 2025 | $622 | $765 | $907 | $1,096 | $1,204 | +4.0% |
| FY 2026 | $710 | $780 | $1,024 | $1,228 | $1,368 | +12.9% |
| FY 2027 | $807 | $852 | $1,114 | $1,392 | $1,516 | +8.8% |
Nearby counties
Questions people ask
$1,024 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $710 for a studio, $780 for one bedroom, $1,228 for three and $1,368 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 Cherry actually go for?
HUD's number is one input. Search any address in Cherry for a rent estimate built from nearby comps. 3 free searches, no card.
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