HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Douglas County, Nevada (FY 2026)
A two-bedroom in Douglas County carries a FY 2026 Fair Market Rent of $1,605 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Douglas keys off that figure.
2 bedroom FMR
$1,605
FY 2026, utilities included
Payment standard range
$1,445 to $1,766
90% to 110% of FMR
Income to afford 2BR
$64,200
per year, at 30% of income
Rank in Nevada
4th of 17
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Douglas moves to $1,594. That's down 1%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Douglas actually rent for?
Search any address in Douglas 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 | $1,107 | $996 to $1,218 | $44,280 | $21.29/hr | +10.3% |
| 1 bedroom | $1,291 | $1,162 to $1,420 | $51,640 | $24.83/hr | +7.7% |
| 2 bedroom | $1,605 | $1,445 to $1,766 | $64,200 | $30.87/hr | +9.6% |
| 3 bedroom | $2,232 | $2,009 to $2,455 | $89,280 | $42.92/hr | +8.8% |
| 4 bedroom | $2,692 | $2,423 to $2,961 | $107,680 | $51.77/hr | +9.5% |
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 | $3,096 | $2,786 to $3,406 |
| 6 bedroom Estimate | $3,500 | $3,150 to $3,850 |
| 7 bedroom Estimate | $3,903 | $3,513 to $4,293 |
| 8 bedroom Estimate | $4,307 | $3,876 to $4,738 |
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 Douglas, that runs from $1,107 for a studio up to $2,692 for four bedrooms, all five rates in the table above.
Because Douglas 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, Gardnerville included.
Among Nevada's 17 counties, Douglas ranks 4th for two-bedroom FMR. That's about 15% above the state median of $1,393 and about 58% above the national median county at $1,018. About 49,476 people live here, 7th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,470 in 89460 (Gardnerville) and $2,160 in 89423 (Minden), with the 8 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.
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 Douglas somewhere between $1,445 and $1,766. 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.
$1,605 a month is affordable, by HUD's 30% rule, on an income of roughly $64,200 a year. Put another way, $31 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% ($1,445) | HAP at 100% ($1,605) | HAP at 110% ($1,766) |
|---|---|---|---|---|
| $2,500 | $750 | $695 | $855 | $1,016 |
| $4,000 | $1,200 | $245 | $405 | $566 |
Rate history
The two-bedroom rate went up 10% from FY 2025 ($1,464) to FY 2026 ($1,605). Since FY 2020 it's up 50% in total, about 7.0% 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 | $841 | $847 | $1,067 | $1,494 | $1,873 | — |
| FY 2021 | $772 | $830 | $1,013 | $1,435 | $1,686 | -5.1% |
| FY 2022 | $853 | $986 | $1,188 | $1,688 | $1,792 | +17.3% |
| FY 2023 | $884 | $1,080 | $1,300 | $1,848 | $1,960 | +9.4% |
| FY 2024 | $979 | $1,192 | $1,444 | $2,035 | $2,213 | +11.1% |
| FY 2025 | $1,004 | $1,199 | $1,464 | $2,051 | $2,458 | +1.4% |
| FY 2026 | $1,107 | $1,291 | $1,605 | $2,232 | $2,692 | +9.6% |
| FY 2027 | $1,110 | $1,219 | $1,594 | $2,207 | $2,664 | -0.7% |
Nearby counties
Questions people ask
$1,605 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,107 for a studio, $1,291 for one bedroom, $2,232 for three and $2,692 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 Douglas actually go for?
HUD's number is one input. Search any address in Douglas for a rent estimate built from nearby comps. 3 free searches, no card.
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