FY2026 Fair Market Rents — Omaha-Council Bluffs, NE-IA HUD Metro FMR Area

The HUD-published Fair Market Rents for FY2026 in this area are:

Studio
$1,090
1BR
$1,148
2BR
$1,368
3BR
$1,813
4BR
$2,046
Hours/week at min wage
78 hrs
to afford the 2BR FMR @ $13.50/hr (NE)
YoY change (2BR)
+8.5%
+$107 vs FY2025 · 5-yr +38.6%
Voucher payment standard
$1,231–$1,505
PHAs set HCV payment at 90–110% of the 2BR FMR

Omaha-Council Bluffs, NE-IA HUD Metro FMR Area

Non-Metropolitan area · NE · View full history · Income limits · LIHTC rents

FY2026 Fair Market Rents

Bedroom Size Monthly FMR Annual Equivalent
Efficiency (Studio) $1,090 $13,080
1-Bedroom $1,148 $13,776
2-Bedroom $1,368 $16,416
3-Bedroom $1,813 $21,756
4-Bedroom $2,046 $24,552

Recent 2-Bedroom FMR Trend

FY2020 $946 → FY2026 $1,368
Fiscal Year Studio 1BR 2BR 3BR 4BR
FY2026 $1,090 $1,148 $1,368 $1,813 $2,046
FY2025 $990 $1,052 $1,261 $1,675 $1,864
FY2024 $895 $971 $1,170 $1,562 $1,733
FY2023 $801 $888 $1,083 $1,449 $1,611
FY2022 $698 $794 $974 $1,305 $1,457
FY2021 $695 $798 $987 $1,325 $1,478
FY2020 $650 $762 $946 $1,272 $1,419

View full FMR history back to FY2000 →

FY2026 Income Limits

Area Median Income (AMI): $114,000

AMI Level 1p 2p 3p 4p 5p 6p
30% AMI (Extremely Low) $23,950 $27,400 $30,800 $34,200 $38,680 $44,360
50% AMI (Very Low) $39,900 $45,600 $51,300 $57,000 $61,600 $66,150
80% AMI (Low) $63,850 $73,000 $82,100 $91,200 $98,500 $105,800

Full income limits table (all 8 household sizes) →

Affordability Snapshot

2BR Annual FMR
$16,416/yr
FMR as % of Area Median Income
14.4% of AMI
Under 30% — affordable at median income
Income Needed (30% rule, 2BR)
$54,720/yr
$4,560/mo gross income

FY2026 LIHTC Maximum Rents

Maximum gross rents for Low-Income Housing Tax Credit units, by income band. Full LIHTC details →

AMI Band Studio 1BR 2BR 3BR 4BR
50% AMI Maximum $997 $1,140 $1,282 $1,539 $1,653
60% AMI Maximum $1,197 $1,368 $1,539 $1,846 $1,983

FY2026 HOME Program Rent Limits

Maximum rents for HOME Investment Partnerships–funded units. High HOME rents apply to most assisted units; Low HOME rents apply to the lowest-income set-aside units. Full HOME rent details →

Limit Type Studio 1BR 2BR 3BR 4BR
High HOME Rent $1,090 $1,148 $1,368 $1,813 $1,852
Low HOME Rent $997 $1,140 $1,282 $1,425 $1,540

Small Area FMRs by ZIP Code

This metro publishes ZIP-level Small Area Fair Market Rents. Metro-wide 2BR FMR: $1,368. About SAFMRs →

Highest-cost ZIPs (2BR SAFMR)

68118 $2,050
68135 $2,050
68136 $1,900
68142 $1,890
68455 $1,880

Lowest-cost ZIPs (2BR SAFMR)

51525 $960
51532 $960
51544 $960
51549 $960
51552 $960
All 133 ZIP codes in this area
51501 51503 51510 51521 51523 51525 51526 51529 51532 51533 51534 51535 51536 51540 51541 51542 51544 51545 51546 51548 51549 51550 51551 51552 51553 51554 51555 51556 51557 51558 51559 51560 51561 51562 51563 51564 51565 51566 51570 51571 51575 51576 51577 51579 51645 51649 51653 68002 68003 68005 68007 68008 68010 68016 68019 68022 68023 68025 68028 68029 68031 68034 68037 68044 68046 68048 68056 68058 68059 68064 68068 68069 68102 68103 68104 68105 68106 68107 68108 68109 68110 68111 68112 68113 68114 68116 68117 68118 68122 68123 68124 68127 68128 68130 68131 68132 68133 68134 68135 68136 68137 68138 68139 68142 68144 68145 68147 68152 68154 68157 68164 68175 68178 68179 68182 68183 68197 68198 68304 68307 68347 68349 68366 68403 68407 68409 68413 68418 68454 68455 68462 68463 68527

Compare Omaha-Council Bluffs, NE-IA HUD Metro FMR Area With Other NE Metros

vs. Hall County, NE HUD Metro FMR Area vs. Hamilton County, NE HUD Metro FMR Area vs. Howard County, NE HUD Metro FMR Area vs. Lincoln, NE HUD Metro FMR Area vs. Merrick County, NE HUD Metro FMR Area

Counties in This FMR Area

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