FY2026 Fair Market Rents — Lyon County, NV
The HUD-published Fair Market Rents for FY2026 in this area are:
Studio
$1,070
1BR
$1,076
2BR
$1,272
3BR
$1,769
4BR
$2,134
Hours/week at min wage
82 hrs
to afford the 2BR FMR @ $12.00/hr (NV)
YoY change (2BR)
+1.8%
+$23 vs FY2025 · 5-yr +57.4%
Voucher payment standard
$1,145–$1,399
PHAs set HCV payment at 90–110% of the 2BR FMR
Lyon County, NV
Non-Metropolitan area · NV · View full history · Income limits · LIHTC rents
FY2026 Fair Market Rents
| Bedroom Size | Monthly FMR | Annual Equivalent |
|---|---|---|
| Efficiency (Studio) | $1,070 | $12,840 |
| 1-Bedroom | $1,076 | $12,912 |
| 2-Bedroom | $1,272 | $15,264 |
| 3-Bedroom | $1,769 | $21,228 |
| 4-Bedroom | $2,134 | $25,608 |
Recent 2-Bedroom FMR Trend
FY2020 $836 → FY2026 $1,272
| Fiscal Year | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| FY2026 | $1,070 | $1,076 | $1,272 | $1,769 | $2,134 |
| FY2025 | $1,062 | $1,069 | $1,249 | $1,750 | $2,097 |
| FY2024 | $1,006 | $1,052 | $1,225 | $1,726 | $2,079 |
| FY2023 | $834 | $926 | $1,097 | $1,559 | $1,869 |
| FY2022 | $776 | $798 | $994 | $1,412 | $1,701 |
| FY2021 | $630 | $634 | $808 | $1,156 | $1,399 |
| FY2020 | $631 | $635 | $836 | $1,206 | $1,468 |
View full FMR history back to FY2000 →
FY2026 Income Limits
Area Median Income (AMI): $97,800
| AMI Level | 1p | 2p | 3p | 4p | 5p | 6p |
|---|---|---|---|---|---|---|
| 30% AMI (Extremely Low) | $21,850 | $25,000 | $28,100 | $33,000 | $38,680 | $44,360 |
| 50% AMI (Very Low) | $36,400 | $41,600 | $46,800 | $52,000 | $56,200 | $60,350 |
| 80% AMI (Low) | $58,250 | $66,600 | $74,900 | $83,200 | $89,900 | $96,550 |
Full income limits table (all 8 household sizes) →
Affordability Snapshot
2BR Annual FMR
$15,264/yr
FMR as % of Area Median Income
15.6% of AMI
Under 30% — affordable at median income
Income Needed (30% rule, 2BR)
$50,880/yr
$4,240/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 | $855 | $978 | $1,100 | $1,320 | $1,418 |
| 60% AMI Maximum | $1,026 | $1,173 | $1,320 | $1,584 | $1,701 |
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 | $1,070 | $1,076 | $1,272 | $1,589 | $1,589 |
| Low HOME Rent | $910 | $1,040 | $1,170 | $1,300 | $1,405 |
Compare Lyon County, NV With Other NV Metros
vs. Carson City, NV MSA
vs. Las Vegas-Henderson-Paradise, NV MSA
vs. Lyon County, NV HUD Metro FMR Area
vs. Reno, NV MSA