HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Churchill County, Nevada (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Churchill County is $1,421 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,421
FY 2026, utilities included
Payment standard range
$1,279 to $1,563
90% to 110% of FMR
Income to afford 2BR
$56,840
per year, at 30% of income
Rank in Nevada
8th of 17
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Churchill moves to $1,369. That's down 4%. The full FY 2027 table is in the history section below.
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.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $1,076 | $968 to $1,184 | $43,040 | $20.69/hr | +13.9% |
| 1 bedroom | $1,083 | $975 to $1,191 | $43,320 | $20.83/hr | +9.5% |
| 2 bedroom | $1,421 | $1,279 to $1,563 | $56,840 | $27.33/hr | +9.5% |
| 3 bedroom | $1,976 | $1,778 to $2,174 | $79,040 | $38.00/hr | +8.6% |
| 4 bedroom | $2,176 | $1,958 to $2,394 | $87,040 | $41.85/hr | +3.4% |
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 | $2,502 | $2,252 to $2,752 |
| 6 bedroom Estimate | $2,829 | $2,546 to $3,112 |
| 7 bedroom Estimate | $3,155 | $2,840 to $3,471 |
| 8 bedroom Estimate | $3,482 | $3,134 to $3,830 |
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 Churchill, that runs from $1,076 for a studio up to $2,176 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 8th for two-bedroom FMR. That's about 2% above the state median of $1,393 and about 40% above the national median county at $1,018. About 25,409 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 $1,420 across the board, so there's no ZIP-level story here.
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 $1,279 and $1,563. 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.
$1,421 a month is affordable, by HUD's 30% rule, on an income of roughly $56,840 a year. Put another way, $27 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% ($1,279) | HAP at 100% ($1,421) | HAP at 110% ($1,563) |
|---|---|---|---|---|
| $2,500 | $750 | $529 | $671 | $813 |
| $4,000 | $1,200 | $79 | $221 | $363 |
Rate history
The two-bedroom rate went up 9% from FY 2025 ($1,298) to FY 2026 ($1,421). Since FY 2020 it's up 60% in total, about 8.1% 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 | $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 2027 | $1,040 | $1,047 | $1,369 | $1,896 | $2,118 | -3.7% |
Nearby counties
Questions people ask
$1,421 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,076 for a studio, $1,083 for one bedroom, $1,976 for three and $2,176 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 Churchill actually go for?
HUD's number is one input. Search any address in Churchill for a rent estimate built from nearby comps. 3 free searches, no card.
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