HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Carson City, Nevada (FY 2027)
$1,453 a month. That's HUD's FY 2027 Fair Market Rent for a two-bedroom in Carson City, and it's the baseline every voucher in Carson is measured against.
Two-bedroom FMR
$1,453
-6.0% from FY 2026
Payment standard
$1,308–$1,598
90% to 110% of the FMR, two-bedroom
Income to afford
$58,120
a year, with rent at 30% of income
Rank in Nevada
5th of 17
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 | $1,057 | $951–$1,163 | $42,280 | $20.33/hr | -4.3% |
| 1 bedroom | $1,131 | $1,018–$1,244 | $45,240 | $21.75/hr | -6.7% |
| 2 bedroom | $1,453 | $1,308–$1,598 | $58,120 | $27.94/hr | -6.0% |
| 3 bedroom | $2,012 | $1,811–$2,213 | $80,480 | $38.69/hr | -6.4% |
| 4 bedroom | $2,429 | $2,186–$2,672 | $97,160 | $46.71/hr | -6.3% |
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 | $2,793 | $2,514–$3,072 |
| 6 bedroom Estimate | $3,158 | $2,842–$3,474 |
| 7 bedroom Estimate | $3,522 | $3,170–$3,874 |
| 8 bedroom Estimate | $3,886 | $3,497–$4,275 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
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.
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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 $1,308 and $1,598. 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 $58,120 a year to afford $1,453 a month. On a 40-hour week that's $28 an hour.
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%$1,308 | Voucher pays at 100%$1,453 | Voucher pays at 110%$1,598 |
|---|---|---|---|---|
| $2,500 | $750 | $558 | $703 | $848 |
| $4,000 | $1,200 | $108 | $253 | $398 |
Rate history
The two-bedroom rate went down 6% from FY 2026 ($1,546) to FY 2027 ($1,453). Since FY 2020 it's up 54% in total, about 6.4% a year. The Nevada median moved down 5% over the same year.
| Fiscal 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 2027In effect | $1,057 | $1,131 | $1,453 | $2,012 | $2,429 | -6.0% |
About this rate
HUD sets Fair Market Rent once a year, based on what typical units in the area actually rent for, with utilities folded in. FY 2027 runs October 1, 2026 through September 30, 2027, and in Carson City the five published rates run from $1,057 to $2,429, 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 $1,327. Carson comes in at $1,453, about 9% above that, and ranks 5th of 17 in Nevada. Against the national median county ($1,063) it's about 37% above. Population is around 58,384.
Rates by ZIP code
HUD also publishes Small Area FMRs for the 9 ZIP codes it covers in Carson. Two-bedroom rates run from $1,430 in 89706 (Carson City) to $1,690 in 89703 (Carson City), a $260 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.
Nearby counties
Two-bedroom FMR, with how each compares to Carson.
Storey County
11 mi · 4,140 people
$1,837
+26%
Douglas County
12 mi · 49,623 people
$1,594
+10%
Lyon County
22 mi · 61,680 people
$1,279
-12%
Washoe County
28 mi · 497,200 people
$1,837
+26%
Churchill County
57 mi · 25,805 people
$1,369
-6%
Mineral County
82 mi · 4,542 people
$1,254
-14%
Pershing County
115 mi · 6,487 people
$1,014
-30%
Esmeralda County
149 mi · 1,028 people
$1,342
-8%
Questions people ask
$1,453 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,057 for a studio, $1,131 for one bedroom, $2,012 for three and $2,429 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 Carson actually go for?
HUD's number is one input. Search any address in Carson for a rent estimate built from nearby comps. Free to start, no card.
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