HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Douglas County, Nebraska (FY 2026)
$1,368 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Douglas County, and it's the baseline every voucher in Douglas is measured against.
2 bedroom FMR
$1,368
FY 2026, utilities included
Payment standard range
$1,231 to $1,505
90% to 110% of FMR
Income to afford 2BR
$54,720
per year, at 30% of income
Rank in Nebraska
2nd of 93
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Douglas moves to $1,450. That's up 6%. The full FY 2027 table is in the history section below.
Market check
Two-bedrooms in Omaha are asking $1,297. HUD says $1,368.
That's 5% below the county FMR. Median asking rent across 15 Omaha ZIP codes with active 2BR listings. FMR includes utilities and asking rents usually don't, so the true gap is a little smaller.
Comps for a specific address
A rent estimate built from nearby listings, next to the HUD number.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $1,090 | $981 to $1,199 | $43,600 | $20.96/hr | +10.1% |
| 1 bedroom | $1,148 | $1,033 to $1,263 | $45,920 | $22.08/hr | +9.1% |
| 2 bedroom | $1,368 | $1,231 to $1,505 | $54,720 | $26.31/hr | +8.5% |
| 3 bedroom | $1,813 | $1,632 to $1,994 | $72,520 | $34.87/hr | +8.2% |
| 4 bedroom | $2,046 | $1,841 to $2,251 | $81,840 | $39.35/hr | +9.8% |
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 | $2,353 | $2,118 to $2,588 |
| 6 bedroom Estimate | $2,660 | $2,394 to $2,926 |
| 7 bedroom Estimate | $2,967 | $2,670 to $3,264 |
| 8 bedroom Estimate | $3,274 | $2,947 to $3,601 |
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 Douglas, that runs from $1,090 for a studio up to $2,046 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 $1,368 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 42% above the state median of $961 and about 34% above the national median county at $1,018. About 582,638 people live here, 1st in the state.
Counties sharing the Omaha-Council Bluffs metro rate
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,140 in 68110 (Omaha) and $2,050 in 68118 (Omaha), with the 43 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 | $1,720 | +25.7% |
| 68010 | Boys Town | $1,390 | +1.6% |
| 68022 | Elkhorn | $1,600 | +17.0% |
| 68064 | Valley | $1,150 | -15.9% |
| 68069 | Waterloo | $1,380 | +0.9% |
| 68101 | Omaha | $1,368County rate | — |
| 68102 | Omaha | $1,700 | +24.3% |
| 68103 | Omaha | $1,370 | +0.1% |
| 68104 | Omaha | $1,250 | -8.6% |
| 68105 | Omaha | $1,270 | -7.2% |
| 68106 | Omaha | $1,470 | +7.5% |
| 68107 | Omaha | $1,270 | -7.2% |
| 68108 | Omaha | $1,360 | -0.6% |
| 68109 | Omaha | $1,370 | +0.1% |
| 68110 | Omaha | $1,140 | -16.7% |
| 68111 | Omaha | $1,180 | -13.7% |
| 68112 | Omaha | $1,450 | +6.0% |
| 68114 | Omaha | $1,550 | +13.3% |
| 68116 | Omaha | $1,650 | +20.6% |
| 68117 | Omaha | $1,560 | +14.0% |
| 68118 | Omaha | $2,050 | +49.9% |
| 68119 | Omaha | $1,368County rate | — |
| 68120 | Omaha | $1,368County rate | — |
| 68122 | Omaha | $1,560 | +14.0% |
| 68124 | Omaha | $1,440 | +5.3% |
| 68127 | Omaha | $1,360 | -0.6% |
| 68130 | Omaha | $1,850 | +35.2% |
| 68131 | Omaha | $1,280 | -6.4% |
| 68132 | Omaha | $1,180 | -13.7% |
| 68134 | Omaha | $1,320 | -3.5% |
| 68135 | Omaha | $2,050 | +49.9% |
| 68137 | Omaha | $1,590 | +16.2% |
| 68139 | Omaha | $1,370 | +0.1% |
| 68142 | Omaha | $1,890 | +38.2% |
| 68144 | Omaha | $1,300 | -5.0% |
| 68145 | Omaha | $1,370 | +0.1% |
| 68152 | Omaha | $1,230 | -10.1% |
| 68154 | Omaha | $1,370 | +0.1% |
| 68155 | Omaha | $1,368County rate | — |
| 68164 | Omaha | $1,560 | +14.0% |
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 $1,231 and $1,505. 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.
$1,368 a month is affordable, by HUD's 30% rule, on an income of roughly $54,720 a year. Put another way, $26 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% ($1,231) | HAP at 100% ($1,368) | HAP at 110% ($1,505) |
|---|---|---|---|---|
| $2,500 | $750 | $481 | $618 | $755 |
| $4,000 | $1,200 | $31 | $168 | $305 |
Rate history
The two-bedroom rate went up 8% from FY 2025 ($1,261) to FY 2026 ($1,368). Since FY 2020 it's up 45% in total, about 6.3% 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 | $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 2027 | $1,167 | $1,219 | $1,450 | $1,924 | $2,179 | +6.0% |
Nearby counties
Questions people ask
$1,368 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,090 for a studio, $1,148 for one bedroom, $1,813 for three and $2,046 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 Douglas actually go for?
HUD's number is one input. Search any address in Douglas for a rent estimate built from nearby comps. 3 free searches, no card.
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