HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Esmeralda County, Nevada (FY 2026)
$1,472 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Esmeralda County, and it's the baseline every voucher in Esmeralda is measured against.
2 bedroom FMR
$1,472
FY 2026, utilities included
Payment standard range
$1,325 to $1,619
90% to 110% of FMR
Income to afford 2BR
$58,880
per year, at 30% of income
Rank in Nevada
7th of 17
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Esmeralda moves to $1,342. That's down 9%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Esmeralda actually rent for?
Search any address in Esmeralda 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 | $1,072 | $965 to $1,179 | $42,880 | $20.62/hr | -10.0% |
| 1 bedroom | $1,122 | $1,010 to $1,234 | $44,880 | $21.58/hr | -10.0% |
| 2 bedroom | $1,472 | $1,325 to $1,619 | $58,880 | $28.31/hr | -10.0% |
| 3 bedroom | $2,062 | $1,856 to $2,268 | $82,480 | $39.65/hr | -10.0% |
| 4 bedroom | $2,472 | $2,225 to $2,719 | $98,880 | $47.54/hr | -10.0% |
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 | $2,843 | $2,559 to $3,127 |
| 6 bedroom Estimate | $3,214 | $2,893 to $3,535 |
| 7 bedroom Estimate | $3,584 | $3,226 to $3,942 |
| 8 bedroom Estimate | $3,955 | $3,560 to $4,351 |
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 Esmeralda, that runs from $1,072 for a studio up to $2,472 for four bedrooms, all five rates in the table above.
Because Esmeralda 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, Dyer included.
Among Nevada's 17 counties, Esmeralda ranks 7th for two-bedroom FMR. That's about 6% above the state median of $1,393 and about 45% above the national median county at $1,018. About 980 people live here, 17th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,480 in 89013 (Goldfield) and $1,650 in 89010 (Dyer), with the 3 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 Esmeralda somewhere between $1,325 and $1,619. 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.
$1,472 a month is affordable, by HUD's 30% rule, on an income of roughly $58,880 a year. Put another way, $28 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% ($1,325) | HAP at 100% ($1,472) | HAP at 110% ($1,619) |
|---|---|---|---|---|
| $2,500 | $750 | $575 | $722 | $869 |
| $4,000 | $1,200 | $125 | $272 | $419 |
Rate history
The two-bedroom rate went down 10% from FY 2025 ($1,635) to FY 2026 ($1,472). Since FY 2020 it's up 106% in total, about 12.8% 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 | $465 | $542 | $714 | $1,010 | $1,113 | — |
| FY 2021 | $484 | $557 | $734 | $1,035 | $1,149 | +2.8% |
| FY 2022 | $520 | $594 | $782 | $1,093 | $1,251 | +6.5% |
| FY 2023 | $675 | $767 | $1,009 | $1,427 | $1,663 | +29.0% |
| FY 2024 | $957 | $1,072 | $1,408 | $1,984 | $2,355 | +39.5% |
| FY 2025 | $1,191 | $1,246 | $1,635 | $2,291 | $2,746 | +16.1% |
| FY 2026 | $1,072 | $1,122 | $1,472 | $2,062 | $2,472 | -10.0% |
| FY 2027 | $1,019 | $1,026 | $1,342 | $1,858 | $2,243 | -8.8% |
Nearby counties
Questions people ask
$1,472 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,072 for a studio, $1,122 for one bedroom, $2,062 for three and $2,472 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 Esmeralda actually go for?
HUD's number is one input. Search any address in Esmeralda for a rent estimate built from nearby comps. 3 free searches, no card.
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