FMR is below market; voucher rent may lag private rents.
0.86
1 BR
1 BR
0.78ratio
FMR$1,870
Market$2,410
vs market-$540
FMR is below market; voucher rent may lag private rents.
0.78
2 BR
2 BR
0.77ratio
FMR$2,350
Market$3,050
vs market-$700
FMR is below market; voucher rent may lag private rents.
0.77
3 BR
3 BR
0.75ratio
FMR$3,140
Market$4,210
vs market-$1,070
FMR is below market; voucher rent may lag private rents.
0.75
4 BR
4 BR
0.69ratio
FMR$3,640
Market$5,280
vs market-$1,640
FMR is below market; voucher rent may lag private rents.
0.69
0.700.800.901.001.101.201.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
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ZIP 89450 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 89450 (Incline Village, NV) is $2,350 a month. That is down 4.1% from $2,450 in FY 2026. Incline Village 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, 89450 is tied for the 5th-highest two-bedroom rent (county range $1,690–$2,500). The median county two-bedroom FMR in Nevada is $1,327, so ZIP 89450 is 77% above it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 89450
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$1,690
$1,640
−3.0%
$1,476–$1,804
1BR
$1,950
$1,870
−4.1%
$1,683–$2,057
2BR
$2,450
$2,350
−4.1%
$2,115–$2,585
3BR
$3,330
$3,140
−5.7%
$2,826–$3,454
4BR
$3,860
$3,640
−5.7%
$3,276–$4,004
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 89450
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$1,640
$1,870
$2,350
$3,140
$3,640
FY 2026
$1,690
$1,950
$2,450
$3,330
$3,860
FY 2025
$1,580
$1,830
$2,300
$3,180
$3,720
FY 2024
$1,460
$1,710
$2,150
$3,030
$3,630
FY 2023
$1,500
$1,780
$2,240
$3,180
$3,820
Two-bedroom rent in nearby Washoe County ZIP codes
How much will Section 8 pay for a two-bedroom in ZIP 89450?
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 $2,350 it would be $2,115 to $2,585. 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 89450 in?
ZIP 89450 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 89450 for FY 2027?
The two-bedroom FMR fell 4.1%, from $2,450 in FY 2026 to $2,350 in FY 2027. Since FY 2023 it has risen 4.9%.
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