HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in White Pine County, Nevada (FY 2026)
$1,315 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in White Pine County, and it's the baseline every voucher in White Pine is measured against.
2 bedroom FMR
$1,315
FY 2026, utilities included
Payment standard range
$1,184 to $1,447
90% to 110% of FMR
Income to afford 2BR
$52,600
per year, at 30% of income
Rank in Nevada
11th of 17
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in White Pine moves to $1,190. That's down 10%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in White Pine actually rent for?
Search any address in White Pine 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 | $996 | $896 to $1,096 | $39,840 | $19.15/hr | +8.7% |
| 1 bedroom | $1,002 | $902 to $1,102 | $40,080 | $19.27/hr | +4.5% |
| 2 bedroom | $1,315 | $1,184 to $1,447 | $52,600 | $25.29/hr | +4.5% |
| 3 bedroom | $1,716 | $1,544 to $1,888 | $68,640 | $33.00/hr | +4.4% |
| 4 bedroom | $2,206 | $1,985 to $2,427 | $88,240 | $42.42/hr | +4.4% |
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 | $2,537 | $2,283 to $2,791 |
| 6 bedroom Estimate | $2,868 | $2,581 to $3,155 |
| 7 bedroom Estimate | $3,199 | $2,879 to $3,519 |
| 8 bedroom Estimate | $3,530 | $3,177 to $3,883 |
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 White Pine, that runs from $996 for a studio up to $2,206 for four bedrooms, all five rates in the table above.
Because White Pine 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, Ely included.
Among Nevada's 17 counties, White Pine ranks 11th for two-bedroom FMR. That's about 6% below the state median of $1,393 and about 29% above the national median county at $1,018. About 8,997 people live here, 10th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,220 in 89314 (Duckwater) and $1,940 in 89318 (Mc Gill), with the 7 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 White Pine somewhere between $1,184 and $1,447. 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.
$1,315 a month is affordable, by HUD's 30% rule, on an income of roughly $52,600 a year. Put another way, $25 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% ($1,184) | HAP at 100% ($1,315) | HAP at 110% ($1,447) |
|---|---|---|---|---|
| $2,500 | $750 | $434 | $565 | $697 |
| $4,000 | $1,200 | $0 | $115 | $247 |
Rate history
The two-bedroom rate went up 5% from FY 2025 ($1,258) to FY 2026 ($1,315). Since FY 2020 it's up 55% in total, about 7.6% 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 | $551 | $724 | $846 | $1,208 | $1,212 | — |
| FY 2021 | $529 | $652 | $802 | $1,088 | $1,130 | -5.2% |
| FY 2022 | $662 | $758 | $997 | $1,264 | $1,595 | +24.3% |
| FY 2023 | $758 | $861 | $1,133 | $1,435 | $1,867 | +13.6% |
| FY 2024 | $871 | $976 | $1,282 | $1,618 | $2,144 | +13.2% |
| FY 2025 | $916 | $959 | $1,258 | $1,643 | $2,113 | -1.9% |
| FY 2026 | $996 | $1,002 | $1,315 | $1,716 | $2,206 | +4.5% |
| FY 2027 | $918 | $1,021 | $1,190 | $1,571 | $1,989 | -9.5% |
Nearby counties
Questions people ask
$1,315 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $996 for a studio, $1,002 for one bedroom, $1,716 for three and $2,206 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 White Pine actually go for?
HUD's number is one input. Search any address in White Pine for a rent estimate built from nearby comps. 3 free searches, no card.
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