HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Douglas County, Nebraska (FY 2027)
$1,450 a month. That's HUD's FY 2027 Fair Market Rent for a two-bedroom in Douglas County, and it's the baseline every voucher in Douglas is measured against.
Two-bedroom FMR
$1,450
+6.0% from FY 2026
Payment standard
$1,305–$1,595
90% to 110% of the FMR, two-bedroom
Income to afford
$58,000
a year, with rent at 30% of income
Rank in Nebraska
2nd of 93
by two-bedroom FMR, highest first
FY 2027 Fair Market Rents
Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2026 |
|---|---|---|---|---|---|
| Studio | $1,167 | $1,050–$1,284 | $46,680 | $22.44/hr | +7.1% |
| 1 bedroom | $1,219 | $1,097–$1,341 | $48,760 | $23.44/hr | +6.2% |
| 2 bedroom | $1,450 | $1,305–$1,595 | $58,000 | $27.88/hr | +6.0% |
| 3 bedroom | $1,924 | $1,732–$2,116 | $76,960 | $37.00/hr | +6.1% |
| 4 bedroom | $2,179 | $1,961–$2,397 | $87,160 | $41.90/hr | +6.5% |
Five to eight 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 | $2,506 | $2,255–$2,757 |
| 6 bedroom Estimate | $2,833 | $2,550–$3,116 |
| 7 bedroom Estimate | $3,160 | $2,844–$3,476 |
| 8 bedroom Estimate | $3,486 | $3,137–$3,835 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
Two-bedrooms in Omaha are asking $1,278. HUD says $1,450.
That's 12% below the county FMR. Median asking rent across 16 Omaha ZIP codes with active 2BR listings. FMR includes utilities and asking rents usually don't, so the true gap is a little smaller.
No card needed
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 Douglas somewhere between $1,305 and $1,595. 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.
$1,450 a month is affordable, by HUD's 30% rule, on an income of roughly $58,000 a year. Put another way, $28 an hour full time.
Worked example for a two-bedroom renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.
| Monthly household income | Tenant pays (30%) | Voucher pays at 90%$1,305 | Voucher pays at 100%$1,450 | Voucher pays at 110%$1,595 |
|---|---|---|---|---|
| $2,500 | $750 | $555 | $700 | $845 |
| $4,000 | $1,200 | $105 | $250 | $395 |
Rate history
The two-bedroom rate went up 6% from FY 2026 ($1,368) to FY 2027 ($1,450). Since FY 2020 it's up 53% in total, about 6.3% a year. The Nebraska median moved up 6% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $650 | $762 | $946 | $1,272 | $1,419 | — |
| FY 2021 | $695 | $798 | $987 | $1,325 | $1,478 | +4.3% |
| FY 2022 | $698 | $794 | $974 | $1,305 | $1,457 | -1.3% |
| FY 2023 | $801 | $888 | $1,083 | $1,449 | $1,611 | +11.2% |
| FY 2024 | $895 | $971 | $1,170 | $1,562 | $1,733 | +8.0% |
| FY 2025 | $990 | $1,052 | $1,261 | $1,675 | $1,864 | +7.8% |
| FY 2026 | $1,090 | $1,148 | $1,368 | $1,813 | $2,046 | +8.5% |
| FY 2027In effect | $1,167 | $1,219 | $1,450 | $1,924 | $2,179 | +6.0% |
About this rate
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 2027 that's October 1, 2026 through September 30, 2027. In Douglas, that runs from $1,167 for a studio up to $2,179 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Douglas in with 6 other counties in the Omaha-Council Bluffs metro, Sarpy County, Pottawattamie County, Cass County among them, and every one of them gets $1,450 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among Nebraska's 93 counties, Douglas ranks 2nd for two-bedroom FMR. That's about 43% above the state median of $1,014 and about 36% above the national median county at $1,063. About 590,736 people live here, 1st in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,180 in 68178 (Omaha) and $2,180 in 68118 (Omaha), with the 44 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 |
|---|---|---|---|
| 68007 | Bennington | $1,780 | +22.8% |
| 68010 | Boys Town | $1,460 | +0.7% |
| 68022 | Elkhorn | $1,730 | +19.3% |
| 68064 | Valley | $1,240 | -14.5% |
| 68069 | Waterloo | $1,540 | +6.2% |
| 68101 | Omaha | $1,460 | +0.7% |
| 68102 | Omaha | $1,790 | +23.4% |
| 68103 | Omaha | $1,460 | +0.7% |
| 68104 | Omaha | $1,360 | -6.2% |
| 68105 | Omaha | $1,340 | -7.6% |
| 68106 | Omaha | $1,590 | +9.7% |
| 68107 | Omaha | $1,350 | -6.9% |
| 68108 | Omaha | $1,450 | 0.0% |
| 68109 | Omaha | $1,460 | +0.7% |
| 68110 | Omaha | $1,190 | -17.9% |
| 68111 | Omaha | $1,270 | -12.4% |
| 68112 | Omaha | $1,470 | +1.4% |
| 68114 | Omaha | $1,630 | +12.4% |
| 68116 | Omaha | $1,770 | +22.1% |
| 68117 | Omaha | $1,650 | +13.8% |
| 68118 | Omaha | $2,180 | +50.3% |
| 68119 | Omaha | $1,450County rate | — |
| 68120 | Omaha | $1,450County rate | — |
| 68122 | Omaha | $1,600 | +10.3% |
| 68124 | Omaha | $1,510 | +4.1% |
| 68127 | Omaha | $1,440 | -0.7% |
| 68130 | Omaha | $1,920 | +32.4% |
| 68131 | Omaha | $1,400 | -3.4% |
| 68132 | Omaha | $1,240 | -14.5% |
| 68134 | Omaha | $1,430 | -1.4% |
| 68135 | Omaha | $2,180 | +50.3% |
| 68137 | Omaha | $1,730 | +19.3% |
| 68139 | Omaha | $1,460 | +0.7% |
| 68142 | Omaha | $2,180 | +50.3% |
| 68144 | Omaha | $1,400 | -3.4% |
| 68145 | Omaha | $1,460 | +0.7% |
| 68152 | Omaha | $1,290 | -11.0% |
| 68154 | Omaha | $1,470 | +1.4% |
| 68155 | Omaha | $1,450County rate | — |
| 68164 | Omaha | $1,640 | +13.1% |
Counties sharing the Omaha-Council Bluffs metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,450 two-bedroom figure as Douglas.
Nearby counties
Two-bedroom FMR, with how each compares to Douglas.
Sarpy County
8 mi · 197,389 people
$1,450
same rate
Washington County
18 mi · 21,106 people
$1,450
same rate
Cass County
26 mi · 27,161 people
$1,450
same rate
Saunders County
31 mi · 23,048 people
$1,153
-20%
Dodge County
37 mi · 37,351 people
$1,207
-17%
Otoe County
44 mi · 16,241 people
$1,112
-23%
Burt County
45 mi · 6,740 people
$1,014
-30%
Lancaster County
48 mi · 326,696 people
$1,230
-15%
Questions people ask
$1,450 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,167 for a studio, $1,219 for one bedroom, $1,924 for three and $2,179 for four.
Tools for this county
Fair Market Rent lookup
Any ZIP code's Small Area FMR by bedroom count
Section 8 rent calculator
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
The income a household needs for a given rent
What does a rental in Douglas actually go for?
HUD's number is one input. Search any address in Douglas for a rent estimate built from nearby comps. Free to start, no card.
Free tier. No credit card.