HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Carson City, Nevada (FY 2026)
$1,546 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Carson City, and it's the baseline every voucher in Carson is measured against.
2 bedroom FMR
$1,546
FY 2026, utilities included
Payment standard range
$1,391 to $1,701
90% to 110% of FMR
Income to afford 2BR
$61,840
per year, at 30% of income
Rank in Nevada
5th of 17
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Carson moves to $1,453. That's down 6%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Carson actually rent for?
Search any address in Carson 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 | $1,105 | $995 to $1,216 | $44,200 | $21.25/hr | +8.2% |
| 1 bedroom | $1,212 | $1,091 to $1,333 | $48,480 | $23.31/hr | +5.6% |
| 2 bedroom | $1,546 | $1,391 to $1,701 | $61,840 | $29.73/hr | +5.4% |
| 3 bedroom | $2,150 | $1,935 to $2,365 | $86,000 | $41.35/hr | +4.6% |
| 4 bedroom | $2,593 | $2,334 to $2,852 | $103,720 | $49.87/hr | +5.3% |
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 | $2,982 | $2,684 to $3,280 |
| 6 bedroom Estimate | $3,371 | $3,034 to $3,708 |
| 7 bedroom Estimate | $3,760 | $3,384 to $4,136 |
| 8 bedroom Estimate | $4,149 | $3,734 to $4,564 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
HUD sets Fair Market Rent once a year, based on what typical units in the area actually rent for, with utilities folded in. FY 2026 runs October 1, 2025 through September 30, 2026, and in Carson City the five published rates run from $1,105 to $2,593, studio through four bedrooms.
Carson is its own HUD metro area (Carson City, NV), so the rate here is set from rents inside the city rather than a wider region.
The state median two-bedroom FMR is $1,393. Carson comes in at $1,546, about 11% above that, and ranks 5th of 17 in Nevada. Against the national median county ($1,018) it's about 52% above. Population is around 58,249.
Rates by ZIP code
HUD also publishes Small Area FMRs for the 9 ZIP codes it covers in Carson. Two-bedroom rates run from $1,550 in 89701 (Carson City) to $1,570 in 89706 (Carson City), a $20 spread inside one city. Whether your housing authority uses the ZIP rate or the city rate depends on whether HUD has designated this area for Small Area FMRs. Ask the PHA which one it's on before you price a unit.
What a voucher pays here
The FMR isn't the check you'd receive. Your local housing authority turns it into a payment standard, set between 90% and 110% of FMR, so a two-bedroom here lands between $1,391 and $1,701. Subtract about 30% of the tenant's income and that's the housing assistance payment. If you ask more than similar unassisted units rent for, the PHA's rent reasonableness check will push back.
At the standard 30% of income, a household needs about $61,840 a year to afford $1,546 a month. On a 40-hour week that's $30 an hour.
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% ($1,391) | HAP at 100% ($1,546) | HAP at 110% ($1,701) |
|---|---|---|---|---|
| $2,500 | $750 | $641 | $796 | $951 |
| $4,000 | $1,200 | $191 | $346 | $501 |
Rate history
The two-bedroom rate went up 5% from FY 2025 ($1,467) to FY 2026 ($1,546). Since FY 2020 it's up 64% in total, about 8.6% a year. The Nevada median moved up 6% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $618 | $733 | $943 | $1,360 | $1,656 | — |
| FY 2021 | $675 | $788 | $1,023 | $1,464 | $1,771 | +8.5% |
| FY 2022 | $736 | $853 | $1,108 | $1,574 | $1,896 | +8.3% |
| FY 2023 | $851 | $980 | $1,273 | $1,809 | $2,168 | +14.9% |
| FY 2024 | $921 | $1,066 | $1,359 | $1,915 | $2,306 | +6.8% |
| FY 2025 | $1,021 | $1,148 | $1,467 | $2,056 | $2,463 | +7.9% |
| FY 2026 | $1,105 | $1,212 | $1,546 | $2,150 | $2,593 | +5.4% |
| FY 2027 | $1,057 | $1,131 | $1,453 | $2,012 | $2,429 | -6.0% |
Nearby counties
Questions people ask
$1,546 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,105 for a studio, $1,212 for one bedroom, $2,150 for three and $2,593 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 Carson actually go for?
HUD's number is one input. Search any address in Carson for a rent estimate built from nearby comps. 3 free searches, no card.
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