HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Nye County, Nevada (FY 2026)
A two-bedroom in Nye County carries a FY 2026 Fair Market Rent of $1,220 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Nye keys off that figure.
2 bedroom FMR
$1,220
FY 2026, utilities included
Payment standard range
$1,098 to $1,342
90% to 110% of FMR
Income to afford 2BR
$48,800
per year, at 30% of income
Rank in Nevada
15th of 17
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Nye moves to $1,149. That's down 6%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Nye actually rent for?
Search any address in Nye 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 | $933 | $840 to $1,026 | $37,320 | $17.94/hr | +11.5% |
| 1 bedroom | $1,000 | $900 to $1,100 | $40,000 | $19.23/hr | +5.3% |
| 2 bedroom | $1,220 | $1,098 to $1,342 | $48,800 | $23.46/hr | +6.1% |
| 3 bedroom | $1,690 | $1,521 to $1,859 | $67,600 | $32.50/hr | +6.9% |
| 4 bedroom | $2,047 | $1,842 to $2,252 | $81,880 | $39.37/hr | +12.8% |
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 | $2,354 | $2,119 to $2,589 |
| 6 bedroom Estimate | $2,661 | $2,395 to $2,927 |
| 7 bedroom Estimate | $2,968 | $2,671 to $3,265 |
| 8 bedroom Estimate | $3,275 | $2,948 to $3,603 |
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 Nye, that runs from $933 for a studio up to $2,047 for four bedrooms, all five rates in the table above.
Because Nye 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, Pahrump included.
Among Nevada's 17 counties, Nye ranks 15th for two-bedroom FMR. That's about 12% below the state median of $1,393 and about 20% above the national median county at $1,018. About 51,698 people live here, 6th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,040 in 89003 (Beatty) and $1,810 in 89061 (Pahrump), with the 11 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 Nye somewhere between $1,098 and $1,342. 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.
$1,220 a month is affordable, by HUD's 30% rule, on an income of roughly $48,800 a year. Put another way, $23 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% ($1,098) | HAP at 100% ($1,220) | HAP at 110% ($1,342) |
|---|---|---|---|---|
| $2,500 | $750 | $348 | $470 | $592 |
| $4,000 | $1,200 | $0 | $20 | $142 |
Rate history
The two-bedroom rate went up 6% from FY 2025 ($1,150) to FY 2026 ($1,220). Since FY 2020 it's up 46% in total, about 6.5% 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 | $546 | $647 | $838 | $1,125 | $1,242 | — |
| FY 2021 | $543 | $624 | $823 | $1,072 | $1,188 | -1.8% |
| FY 2022 | $652 | $746 | $982 | $1,272 | $1,415 | +19.3% |
| FY 2023 | $713 | $810 | $1,066 | $1,402 | $1,542 | +8.6% |
| FY 2024 | $779 | $919 | $1,146 | $1,553 | $1,755 | +7.5% |
| FY 2025 | $837 | $950 | $1,150 | $1,581 | $1,814 | +0.3% |
| FY 2026 | $933 | $1,000 | $1,220 | $1,690 | $2,047 | +6.1% |
| FY 2027 | $877 | $900 | $1,149 | $1,591 | $1,920 | -5.8% |
Nearby counties
Esmeralda County
$1,47273 mi · pop 980
Lincoln County
$1,095105 mi · pop 4,507
Clark County
$1,735108 mi · pop 2,265,926
Mineral County
$1,393140 mi · pop 4,568
White Pine County
$1,315163 mi · pop 8,997
Eureka County
$1,393196 mi · pop 1,622
Churchill County
$1,421198 mi · pop 25,409
Lander County
$1,236201 mi · pop 5,728
Questions people ask
$1,220 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $933 for a studio, $1,000 for one bedroom, $1,690 for three and $2,047 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 Nye actually go for?
HUD's number is one input. Search any address in Nye for a rent estimate built from nearby comps. 3 free searches, no card.
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