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Washoe County/Crystal Bay/89402

89402

ZIPSAFMR
Washoe County, NV
Zillow

ZIP Investment Score

38Below average

095130300
BRFMR
Eff. Rent
0 BR$1,560$1,720
1 BR$1,740$1,910
2 BR$2,180$2,400
3 BR$2,910$3,200
4 BR$3,370$3,710
5 BR$3,875Not available
6 BR$4,457Not available
7 BR$5,125Not available
8 BR$5,894Not available

Purchase Price Calculator

Maximum purchase price
$294,723

Cost breakdown

+Likely effective rent$2,400
HUD FMR$2,180
Market rent$2,960
Est. payment standard (110%)Used$2,400
-Principal and interest-$1,490
Loan amount$235,778
Down payment$58,945
Rate6.50%
Term30 years
-Operating costs-$710
Property taxes-$295
Insurance-$175
Utilities$0
HOA$0
Management-$240
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$38,309(65.0% ROI)
Projected value
$317,384
Return breakdown
Property appreciation+$22,661
Loan principal paid down+$8,447
Rental cash flow+$7,200
5-year hold
+$65,793(111.6% ROI)
Projected value
$333,451
Return breakdown
Property appreciation+$38,729
Loan principal paid down+$15,064
Rental cash flow+$12,000
10-year hold
+$142,442(241.7% ROI)
Projected value
$377,270
Return breakdown
Property appreciation+$82,547
Loan principal paid down+$35,895
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.84
1 BR
0.74
2 BR
0.74
3 BR
0.78
4 BR
0.65
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 89402 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 89402 (Crystal Bay, NV) is $2,180 a month. That is down 5.2% from $2,300 in FY 2026. Crystal Bay is in the Reno, NV HUD Metro FMR Area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the metro-wide two-bedroom FMR of $1,837. Among 39 ZIP codes in Washoe County, 89402 has the 9th-highest two-bedroom rent (county range $1,690–$2,500). The median county two-bedroom FMR in Nevada is $1,327, so ZIP 89402 is 64% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 89402
BedroomsFY 2027Change90–110% range
Studio$1,560−3.7%$1,404–$1,716
1BR$1,740−4.9%$1,566–$1,914
2BR$2,180−5.2%$1,962–$2,398
3BR$2,910−6.4%$2,619–$3,201
4BR$3,370−6.4%$3,033–$3,707

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 89402
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,560$1,740$2,180$2,910$3,370
FY 2026$1,620$1,830$2,300$3,110$3,600
FY 2025$1,540$1,760$2,200$3,040$3,540
FY 2024$1,440$1,640$2,060$2,890$3,430
FY 2023$1,400$1,630$2,040$2,900$3,460

Two-bedroom rent in nearby Washoe County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 89402
89402Current$2,180—
89405$1,840−15.6%
89412$1,840−15.6%
89424$1,840−15.6%
89431$1,690−22.5%
89432$1,840−15.6%
89433$1,690−22.5%
89434$2,150−1.4%
89435$1,840−15.6%
89436$2,390+9.6%
89439$1,690−22.5%
89441$2,500+14.7%

Questions about ZIP 89402 rents

How much will Section 8 pay for a two-bedroom in ZIP 89402?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,837, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,653 to $2,021 a month; under the ZIP-level Small Area FMR of $2,180 it would be $1,962 to $2,398. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 89402 in?

ZIP 89402 is in the Reno, NV HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,837.

How much did fair market rent change in ZIP 89402 for FY 2027?

The two-bedroom FMR fell 5.2%, from $2,300 in FY 2026 to $2,180 in FY 2027. Since FY 2023 it has risen 6.9%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentCrystal Bay, NV fair market rentNV statewide rentsWhat is SAFMR?Data sources