Nevada Section 8 Fair Market Rent Benchmarks by County (FY2027)
Guidance reviewed October 2, 2026. Tables show HUD FY2027 benchmarks.
This page compares HUD Fair Market Rent benchmarks across Nevada. Its 17-county table groups counties into four metro and non-metro FMR areas; a county benchmark is not an adopted housing-authority payment standard or a household subsidy. For fiscal year 2027, the 2-bedroom FMR runs from $1,014 in Pershing County to $1,837 in Washoe County, about half again as much. The statewide median county sits at $1,327.
Year over year, 2 of the 17 counties with figures in both years went up and 15 went down. Pershing County had the biggest jump, $985 to $1,014 (+2.9%). Mineral County took the biggest cut, $1,393 to $1,254 (-10.0%). No metro in Nevada is on HUD's mandatory Small Area FMR list, so these county figures are the base everywhere in the state unless a housing authority has opted into ZIP-level standards.
From HUD benchmark to household calculation. Obtain the administering agency's adopted payment standard and effective date. Gross rent is contract rent plus the applicable utility allowance. Assistance generally uses the lower of gross rent or the applicable standard, less the agency-determined total tenant payment. The usual bedroom rule uses the lower of voucher size and actual unit size. A 40% adjusted-income limit applies at initial occupancy when gross rent exceeds the standard; it is not a permanent cap on every later household payment. See 24 CFR 982.505 and 982.508.
FY2027 Fair Market Rents by Metro Area in Nevada
HUD groups counties into FMR areas; a metro's figure applies to every county inside it. "ZIP-level" marks mandatory Small Area FMR metros.
| FMR area | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2 BR vs FY2026 |
|---|---|---|---|---|---|---|
| Carson City, NV | $1,057 | $1,131 | $1,453 | $2,012 | $2,429 | -6.0% |
| Las Vegas-Henderson-North Las Vegas, NV | $1,310 | $1,435 | $1,686 | $2,317 | $2,652 | -2.8% |
| Lyon County, NV | $1,076 | $1,082 | $1,279 | $1,771 | $2,138 | +0.6% |
| Reno, NV | $1,279 | $1,460 | $1,837 | $2,452 | $2,842 | -1.8% |
FY2027 Fair Market Rents for Every County in Nevada
All 17 counties, alphabetical. Studio figures are in the metro table above.
| County | 1 BR | 2 BR | 3 BR | 4 BR | 2 BR vs FY2026 |
|---|---|---|---|---|---|
| Carson City | $1,131 | $1,453 | $2,012 | $2,429 | -6.0% |
| Churchill County | $1,047 | $1,369 | $1,896 | $2,118 | -3.7% |
| Clark County | $1,435 | $1,686 | $2,317 | $2,652 | -2.8% |
| Douglas County | $1,219 | $1,594 | $2,207 | $2,664 | -0.7% |
| Elko County | $1,070 | $1,400 | $1,842 | $2,340 | -8.5% |
| Esmeralda County | $1,026 | $1,342 | $1,858 | $2,243 | -8.8% |
| Eureka County | $1,014 | $1,327 | $1,837 | $2,218 | -4.7% |
| Humboldt County | $953 | $1,247 | $1,547 | $2,084 | -5.0% |
| Lander County | $893 | $1,168 | $1,413 | $1,952 | -5.5% |
| Lincoln County | $920 | $1,068 | $1,479 | $1,785 | -2.5% |
| Lyon County | $1,082 | $1,279 | $1,771 | $2,138 | +0.6% |
| Mineral County | $956 | $1,254 | $1,744 | $2,104 | -10.0% |
| Nye County | $900 | $1,149 | $1,591 | $1,920 | -5.8% |
| Pershing County | $855 | $1,014 | $1,404 | $1,695 | +2.9% |
| Storey County | $1,460 | $1,837 | $2,452 | $2,842 | -1.8% |
| Washoe County | $1,460 | $1,837 | $2,452 | $2,842 | -1.8% |
| White Pine County | $1,021 | $1,190 | $1,571 | $1,989 | -9.5% |
Where the Limit Moved Most From FY2026 to FY2027
Biggest increases (2-bedroom):
| County | FY2026 | FY2027 | Change |
|---|---|---|---|
| Pershing County | $985 | $1,014 | +2.9% |
| Lyon County | $1,272 | $1,279 | +0.6% |
Biggest cuts (2-bedroom):
| County | FY2026 | FY2027 | Change |
|---|---|---|---|
| Mineral County | $1,393 | $1,254 | -10.0% |
| White Pine County | $1,315 | $1,190 | -9.5% |
| Esmeralda County | $1,472 | $1,342 | -8.8% |
| Elko County | $1,530 | $1,400 | -8.5% |
| Carson City | $1,546 | $1,453 | -6.0% |
A change in a HUD benchmark does not by itself change an existing lease or the agency’s adopted standard. The timing for a household depends on the agency policy, transaction and required individual notices. For an existing assistance contract, federal payment-standard reduction rules also apply; ask the specialist for the written determination and effective date.
HUD benchmarks compared with advertised market rents in Nevada
The comparison below contrasts a HUD benchmark with a market-rent index. It does not establish an agency’s adopted standard, approved owner rent, landlord participation or current rental availability. Use agency documents and the actual proposed unit for a household budget.
| Metro | ZIPs with data | Median premium | ZIPs above market |
|---|---|---|---|
| Las Vegas-Henderson-Paradise, NV | 59 | -2.4% | 46% |
| Reno, NV | 18 | -11.4% | 33% |
A benchmark above a market index is a research lead, not evidence of faster matching or a guaranteed affordable unit. Compare current asking rent, utilities, household costs and agency rent review before applying.
The Largest Housing Authorities in Nevada
Confirm which agency will administer the proposed tenancy, especially after a portability move. This existing directory is a starting point; confirm contact details and program availability with the agency.
- Southern Nevada Regional Housing Authority (Las Vegas), about 13,000 vouchers, (702) 477-3100
- City of Reno Housing Authority (Reno), about 3,300 vouchers, (775) 329-3630
- Nevada Rural Housing Authority (Carson City), about 1,700 vouchers, (775) 887-1795
Can a Landlord Refuse a Voucher in Nevada?
This rent table does not determine whether a particular landlord may refuse assistance. Local law, federal fair-housing requirements and property-program obligations can matter. Save the advertisement, screening criteria and written reason, and use HUD’s housing-discrimination reporting information or qualified local help for the specific property.
Las Vegas: use SNRHA's adopted schedule
SNRHA's January 1, 2026 memo lists a $1,838 two-bedroom standard, which differs from the HUD county benchmark. Its utility memo is effective April 1, 2026. Start with the Las Vegas program guide and ask the agency to confirm the applicable documents and household share.
Frequently Asked Questions
How much does Section 8 pay in Nevada? The county amounts above are HUD benchmarks. Your agency’s adopted standard, applicable ZIP, bedroom rule, utility allowance and household contribution determine the calculation. Confirm the written amount for the proposed unit.
Which Nevada county has the highest HUD two-bedroom benchmark? Washoe County, at $1,837 for a 2-bedroom ($2,452 for a 3-bedroom) in FY2027. The lowest is Pershing County at $1,014.
Did HUD county rent benchmarks go up in Nevada for FY2027? Mostly no: the 2-bedroom figure rose in 2 counties, fell in 15, and held in 0. The biggest increase was Pershing County (+2.9%). The biggest cut was Mineral County (-10.0%).
Can a landlord refuse Section 8 in Nevada? This rent table does not determine whether a particular landlord may refuse assistance. Local law, federal fair-housing requirements and property-program obligations can matter. Save the advertisement, screening criteria and written reason, and use HUD’s housing-discrimination reporting information or qualified local help for the specific property.
Where is my housing authority's actual payment standard? Use the administering agency’s current document library or lookup and confirm the effective date with the specialist. Schedules may change during a calendar year and can differ by program, unit size and ZIP.
See also our Nevada Section 8 overview; metro guides for Las Vegas; the national 2-bedroom table for the 40 largest metros; HUD's FY2027 FMR dataset.
Holding a voucher in Nevada? Browse voucher-friendly listings by ZIP code and bedroom size.
Nevada landlord? List your property free. The table is a HUD market benchmark; the authority separately reviews the proposed rent and household assistance.
Sources for this article (4)
- 24 CFR 982.505 (ecfr.gov)
- 982.508 (ecfr.gov)
- HUD’s housing-discrimination reporting information (hud.gov)
- HUD's FY2027 FMR dataset (huduser.gov)
VoucherMatch Editorial Team
Every rule, date and dollar amount in this article is checked against the agency document it comes from, and the sources are listed above. How VoucherMatch articles are researched and corrected
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