Section 8 in Omaha, NE: Rent Limits and Housing Authorities
Omaha, NE-IA metro area. FY2027 Fair Market Rents, active voucher counts, the housing authorities that run the program here, and whether landlords can legally refuse a voucher. Every figure comes straight from HUD data.
Fair Market Rent by bedroom count
HUD rent benchmarks for FY2027, effective October 1, 2026. These are not adopted housing-authority payment standards or household subsidy amounts. The illustration shows 90% to 110% of FMR; ZIP-based schedules, approved exceptions and Moving to Work rules can differ.
| Bedrooms | FMR | Illustration: 90% to 110% of FMR |
|---|---|---|
| Efficiency (studio) | $1,167 | $1,050 to $1,284 |
| 1-bedroom | $1,219 | $1,097 to $1,341 |
| 2-bedroom | $1,450 | $1,305 to $1,595 |
| 3-bedroom | $1,924 | $1,732 to $2,116 |
| 4-bedroom | $2,179 | $1,961 to $2,397 |
The two-bedroom HUD benchmark for Omaha is $1,450. Multiplying by 90% and 110% gives $1,305 to $1,595, not an approval range. Gross rent includes the applicable allowance for tenant-paid utilities. Your agency must calculate assistance using its adopted standard, your household and the proposed unit.
What changed from FY2026 to FY2027 in Omaha
HUD's two-bedroom Fair Market Rent for the Omaha, NE-IA metro rose from $1,368 in FY2026 to $1,450 in FY2027, a change of +$82 a month (+6.0%). FY2027 figures took effect on October 1, 2026.
| Bedrooms | FY2026 | FY2027 | Change |
|---|---|---|---|
| Efficiency (studio) | $1,090 | $1,167 | +$77 (+7.1%) |
| 1-bedroom | $1,148 | $1,219 | +$71 (+6.2%) |
| 2-bedroom | $1,368 | $1,450 | +$82 (+6.0%) |
| 3-bedroom | $1,813 | $1,924 | +$111 (+6.1%) |
| 4-bedroom | $2,046 | $2,179 | +$133 (+6.5%) |
The FMR is not what the voucher pays. Each housing authority sets its own payment standard. The basic range is 90% to 110% of the applicable FMR or SAFMR, with exceptions and Moving to Work policies that may differ. A HUD effective date is not a household rent-change notice. Confirm the adopted schedule and its application to your lease or reexamination with your agency.
Already renting with a voucher in Omaha? Under standard HCV rules, once the housing authority raises its payment standard, the higher amount must be used for your subsidy no later than the earliest of three dates: a rent increase that would raise your share, your next regular or interim reexamination, or one year after the increase took effect (24 CFR 982.505(c)(4)). Confirm any applicable Moving to Work policy with your agency.
Landlords: a higher FMR does not raise a contract rent by itself. You still request the increase from the housing authority, and the new rent has to pass its rent reasonableness review against comparable unassisted units.
Source: HUD Fair Market Rents, FY2026 and FY2027, huduser.gov.
Voucher demand in this metro
Aggregated from HUD Public Housing Authority data (FY2026). High utilization means most vouchers issued here are already placed in a unit, so landlords who accept vouchers fill vacancies from a deep, reliable applicant pool.
Housing authorities serving Omaha
9 PHAs administer vouchers in this metro. Apply with (or contact) the PHA that covers the specific address.
- Status unknown
Omaha Housing Authority
Omaha , NE · NE001 · 5,548 HCV units
4024446900 - Status unknown
Douglas County Housing Authority
Omaha , NE · NE153 · 1,410 HCV units
4024446203 - Status unknown
Municipal Housing Agency of Council Bluffs
Council Bluffs , IA · IA023 · 784 HCV units
7123221491 - Status unknown
Bellevue Housing Authority
Bellevue , NE · NE174 · 346 HCV units
4027345448 - Status unknown
Low Rent Housing Agency of Missouri Valley
Missouri Valley , IA · IA029
7126422458 - Status unknown
Blair Housing Authority
Blair , NE · NE092
4024264552 - Status unknown
Malvern Low Rent Housing Agency
Malvern , IA · IA009
7126248561 - Status unknown
Plattsmouth Housing Authority
Plattsmouth , NE · NE074
4022963380 - Status unknown
Weeping Water Housing Authority
Weeping Water , NE · NE085
4022676565
Can a landlord refuse Section 8 in Omaha, NE?
In most of the state, yes. Nebraska has no statewide source-of-income protection, so landlords in Omaha, NE can decline Section 8 applications unless a local ordinance says otherwise.
No statewide source-of-income protection for housing vouchers. PRRAC Appendix B (March 2026).
Informational only, not legal advice. Laws change, so verify current status before acting on a rejection or making a leasing decision.
Counties in the Omaha metro
County pages show the local voucher count, the housing authorities that serve it, and ZIP-level rent limits where HUD publishes them.
Frequently asked questions
- How much does Section 8 pay for a 2-bedroom in Omaha?
- In the Omaha, NE-IA metro, the FY2027 two-bedroom Fair Market Rent is $1,450 per month. For illustration, 90% to 110% of that benchmark is roughly $1,305 to $1,595. This is not an adopted payment standard or subsidy quote. ZIP schedules, approved exceptions and Moving to Work rules may differ. Gross rent includes the applicable allowance for tenant-paid utilities.
- What are the FY2027 Fair Market Rents in Omaha?
- HUD's FY2027 Fair Market Rents for the Omaha, NE-IA metro, by bedroom size: studio $1,167, 1-bedroom $1,219, 2-bedroom $1,450, 3-bedroom $1,924, 4-bedroom $2,179. These are HUD benchmarks, not household subsidy amounts. Confirm whether your agency uses ZIP-based standards and which schedule applies to your unit.
- Did Section 8 rent limits change in Omaha for FY2027?
- The two-bedroom Fair Market Rent for the Omaha, NE-IA metro went from $1,368 in FY2026 to $1,450 in FY2027, an increase of $82 a month. FY2027 Fair Market Rents took effect on October 1, 2026. HUD's effective date does not automatically change a household's assistance. Ask your administering agency which adopted schedule and effective date apply to a new lease, move or reexamination.
- How do I apply for Section 8 in Omaha?
- Section 8 in Omaha is administered by Omaha Housing Authority, Douglas County Housing Authority, Municipal Housing Agency of Council Bluffs and other local housing authorities. Each agency has its own application process, waiting lists and preferences. You may apply to more than one agency when eligible lists are open; a listing inquiry is not a voucher application. If you already have a voucher, confirm the receiving agency and any portability requirements for the proposed address.
Find Section 8 apartments in Omaha
VoucherMatch connects voucher holders with landlords who accept Section 8, and it is free for renters. The administering housing authority must approve the actual unit, rent and household assistance calculation.
Other Section 8 markets in NE
Rent limits from HUD FY2027 Fair Market Rent data. Investor running the numbers? The RentalCalcs voucher analyzer uses this same dataset.