HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Churchill County, Nevada (FY 2027)
HUD's FY 2027 Fair Market Rent for a two-bedroom in Churchill County is $1,369 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
Two-bedroom FMR
$1,369
-3.7% from FY 2026
Payment standard
$1,232–$1,506
90% to 110% of the FMR, two-bedroom
Income to afford
$54,760
a year, with rent at 30% of income
Rank in Nevada
7th 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 | $1,040 | $936–$1,144 | $41,600 | $20.00/hr | -3.3% |
| 1 bedroom | $1,047 | $942–$1,152 | $41,880 | $20.13/hr | -3.3% |
| 2 bedroom | $1,369 | $1,232–$1,506 | $54,760 | $26.33/hr | -3.7% |
| 3 bedroom | $1,896 | $1,706–$2,086 | $75,840 | $36.46/hr | -4.0% |
| 4 bedroom | $2,118 | $1,906–$2,330 | $84,720 | $40.73/hr | -2.7% |
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 | $2,436 | $2,192–$2,680 |
| 6 bedroom Estimate | $2,753 | $2,478–$3,028 |
| 7 bedroom Estimate | $3,071 | $2,764–$3,378 |
| 8 bedroom Estimate | $3,389 | $3,050–$3,728 |
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 Churchill actually rent for?
Search any address in Churchill 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 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 Churchill somewhere between $1,232 and $1,506. 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.
$1,369 a month is affordable, by HUD's 30% rule, on an income of roughly $54,760 a year. Put another way, $26 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%$1,232 | Voucher pays at 100%$1,369 | Voucher pays at 110%$1,506 |
|---|---|---|---|---|
| $2,500 | $750 | $482 | $619 | $756 |
| $4,000 | $1,200 | $32 | $169 | $306 |
Rate history
The two-bedroom rate went down 4% from FY 2026 ($1,421) to FY 2027 ($1,369). Since FY 2020 it's up 54% in total, about 6.3% 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 | $671 | $676 | $890 | $1,274 | $1,402 | — |
| FY 2021 | $623 | $627 | $826 | $1,182 | $1,416 | -7.2% |
| FY 2022 | $633 | $750 | $953 | $1,354 | $1,631 | +15.4% |
| FY 2023 | $707 | $824 | $1,058 | $1,504 | $1,802 | +11.0% |
| FY 2024 | $822 | $920 | $1,209 | $1,704 | $2,052 | +14.3% |
| FY 2025 | $945 | $989 | $1,298 | $1,819 | $2,105 | +7.4% |
| FY 2026 | $1,076 | $1,083 | $1,421 | $1,976 | $2,176 | +9.5% |
| FY 2027In effect | $1,040 | $1,047 | $1,369 | $1,896 | $2,118 | -3.7% |
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 Churchill, that runs from $1,040 for a studio up to $2,118 for four bedrooms, all five rates in the table above.
Because Churchill 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, Fallon included.
Among Nevada's 17 counties, Churchill ranks 7th for two-bedroom FMR. That's about 3% above the state median of $1,327 and about 29% above the national median county at $1,063. About 25,805 people live here, 8th in the state.
Rates by ZIP code
HUD also publishes Small Area FMRs by ZIP code. For the 3 ZIP codes it covers in Churchill, the two-bedroom rate is $1,370 across the board, so there's no ZIP-level story here.
Nearby counties
Two-bedroom FMR, with how each compares to Churchill.
Lyon County
37 mi · 61,680 people
$1,279
-7%
Storey County
48 mi · 4,140 people
$1,837
+34%
Washoe County
53 mi · 497,200 people
$1,837
+34%
Carson City
57 mi · 58,384 people
$1,453
+6%
Mineral County
63 mi · 4,542 people
$1,254
-8%
Douglas County
64 mi · 49,623 people
$1,594
+16%
Pershing County
68 mi · 6,487 people
$1,014
-26%
Lander County
102 mi · 5,770 people
$1,168
-15%
Questions people ask
$1,369 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,040 for a studio, $1,047 for one bedroom, $1,896 for three and $2,118 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 Churchill actually go for?
HUD's number is one input. Search any address in Churchill for a rent estimate built from nearby comps. Free to start, no card.
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