HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Clark County, Nevada (FY 2026)
$1,735 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Clark County, and it's the baseline every voucher in Clark is measured against.
2 bedroom FMR
$1,735
FY 2026, utilities included
Payment standard range
$1,562 to $1,909
90% to 110% of FMR
Income to afford 2BR
$69,400
per year, at 30% of income
Rank in Nevada
3rd of 17
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Clark moves to $1,686. That's down 3%. The full FY 2027 table is in the history section below.
Market check
Two-bedrooms in Las Vegas are asking $1,442. HUD says $1,735.
That's 17% below the county FMR. Median asking rent across 17 Las Vegas 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 | $1,333 | $1,200 to $1,466 | $53,320 | $25.63/hr | +1.3% |
| 1 bedroom | $1,478 | $1,330 to $1,626 | $59,120 | $28.42/hr | +0.1% |
| 2 bedroom | $1,735 | $1,562 to $1,909 | $69,400 | $33.37/hr | -0.9% |
| 3 bedroom | $2,413 | $2,172 to $2,654 | $96,520 | $46.40/hr | -1.6% |
| 4 bedroom | $2,764 | $2,488 to $3,040 | $110,560 | $53.15/hr | -2.7% |
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 | $3,179 | $2,861 to $3,497 |
| 6 bedroom Estimate | $3,593 | $3,234 to $3,952 |
| 7 bedroom Estimate | $4,008 | $3,607 to $4,409 |
| 8 bedroom Estimate | $4,422 | $3,980 to $4,864 |
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 Clark, that runs from $1,333 for a studio up to $2,764 for four bedrooms, all five rates in the table above.
Clark is its own HUD metro area (Las Vegas-Henderson-North Las Vegas, NV), so the rate here is set from rents inside the county rather than a wider region.
Among Nevada's 17 counties, Clark ranks 3rd for two-bedroom FMR. That's about 25% above the state median of $1,393 and about 70% above the national median county at $1,018. About 2,265,926 people live here, 1st in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,580 in 89005 (Boulder City) and $2,600 in 89004 (Blue Diamond), with the 114 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 |
|---|---|---|---|
| 88901 | The Lakes | $1,735County rate | — |
| 88905 | The Lakes | $1,735County rate | — |
| 89002 | Henderson | $2,080 | +19.9% |
| 89004 | Blue Diamond | $2,600 | +49.9% |
| 89005 | Boulder City | $1,580 | -8.9% |
| 89006 | Boulder City | $1,740 | +0.3% |
| 89007 | Bunkerville | $1,580 | -8.9% |
| 89009 | Henderson | $1,740 | +0.3% |
| 89011 | Henderson | $1,930 | +11.2% |
| 89012 | Henderson | $2,270 | +30.8% |
| 89014 | Henderson | $1,970 | +13.5% |
| 89015 | Henderson | $1,580 | -8.9% |
| 89016 | Henderson | $1,740 | +0.3% |
| 89018 | Indian Springs | $1,580 | -8.9% |
| 89019 | Jean | $2,080 | +19.9% |
| 89021 | Logandale | $1,580 | -8.9% |
| 89024 | Mesquite | $1,740 | +0.3% |
| 89025 | Moapa | $1,580 | -8.9% |
| 89026 | Jean | $1,580 | -8.9% |
| 89027 | Mesquite | $1,580 | -8.9% |
| 89028 | Laughlin | $1,740 | +0.3% |
| 89029 | Laughlin | $1,580 | -8.9% |
| 89030 | North Las Vegas | $1,580 | -8.9% |
| 89031 | North Las Vegas | $1,800 | +3.7% |
| 89032 | North Las Vegas | $1,830 | +5.5% |
| 89033 | North Las Vegas | $1,740 | +0.3% |
| 89034 | Mesquite | $2,160 | +24.5% |
| 89036 | North Las Vegas | $1,740 | +0.3% |
| 89037 | Coyote Springs | $1,740 | +0.3% |
| 89039 | Cal Nev Ari | $1,580 | -8.9% |
| 89040 | Overton | $1,580 | -8.9% |
| 89044 | Henderson | $2,380 | +37.2% |
| 89046 | Searchlight | $1,580 | -8.9% |
| 89052 | Henderson | $2,230 | +28.5% |
| 89053 | Henderson | $1,740 | +0.3% |
| 89054 | Sloan | $2,390 | +37.8% |
| 89067 | Moapa | $1,735County rate | — |
| 89070 | Indian Springs | $1,740 | +0.3% |
| 89074 | Henderson | $2,120 | +22.2% |
| 89077 | Henderson | $1,740 | +0.3% |
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 Clark somewhere between $1,562 and $1,909. 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.
$1,735 a month is affordable, by HUD's 30% rule, on an income of roughly $69,400 a year. Put another way, $33 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% ($1,562) | HAP at 100% ($1,735) | HAP at 110% ($1,909) |
|---|---|---|---|---|
| $2,500 | $750 | $812 | $985 | $1,159 |
| $4,000 | $1,200 | $362 | $535 | $709 |
Rate history
The two-bedroom rate went down 1% from FY 2025 ($1,750) to FY 2026 ($1,735). Since FY 2020 it's up 61% in total, about 8.2% 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 | $728 | $877 | $1,080 | $1,558 | $1,882 | — |
| FY 2021 | $780 | $937 | $1,143 | $1,636 | $1,977 | +5.8% |
| FY 2022 | $848 | $1,005 | $1,216 | $1,727 | $2,081 | +6.4% |
| FY 2023 | $1,046 | $1,212 | $1,457 | $2,071 | $2,464 | +19.8% |
| FY 2024 | $1,214 | $1,377 | $1,643 | $2,315 | $2,731 | +12.8% |
| FY 2025 | $1,316 | $1,476 | $1,750 | $2,452 | $2,841 | +6.5% |
| FY 2026 | $1,333 | $1,478 | $1,735 | $2,413 | $2,764 | -0.9% |
| FY 2027 | $1,310 | $1,435 | $1,686 | $2,317 | $2,652 | -2.8% |
Nearby counties
Lincoln County
$1,095105 mi · pop 4,507
Nye County
$1,220108 mi · pop 51,698
Esmeralda County
$1,472180 mi · pop 980
White Pine County
$1,315207 mi · pop 8,997
Mineral County
$1,393248 mi · pop 4,568
Eureka County
$1,393273 mi · pop 1,622
Lander County
$1,236289 mi · pop 5,728
Churchill County
$1,421304 mi · pop 25,409
Questions people ask
$1,735 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,333 for a studio, $1,478 for one bedroom, $2,413 for three and $2,764 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 Clark actually go for?
HUD's number is one input. Search any address in Clark for a rent estimate built from nearby comps. 3 free searches, no card.
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