Renting · Section 8
Data from November 2026
Renting in Gage County, Nebraska
Gage County has a HUD fair market rent of $1,025 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $774 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $19.71 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,025
- a month, HUD, Fiscal year 2027
- 19% less than in Nebraska
- Typical rent
- $774
- a month, Census, Average 2020–2024
- 28% less than in Nebraska
- Wage needed
- $19.71
- an hour, 2 bedrooms
- Or $41,000 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 37%
- spend 30% or more of income on rent
- 18% less than in Nebraska
Fair market rent
What HUD sets for each size
Every year HUD (the U.S. Department of Housing and Urban Development) publishes a Fair Market Rent (FMR) for each home size in Gage County. It is used to work out how much a Section 8 voucher covers. The table shows what you need to earn to pay it without spending more than 30% of income.
The fair market rent covers rent plus basic utilities, except the phone. HUD generally sets it at the 40th percentile: 4 in 10 standard-quality homes rented recently cost less. 24 CFR §888.113(a)
According to Zillow (ZORI), the typical asking rent in Gage County was $1,101 a month in September 2026. It is an index of market listings, not a HUD limit. Zillow data
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $714 | $13.73 | $28,560 |
| 1 bedroom | $784 | $15.08 | $31,360 |
| 2 bedrooms | $1,025 | $19.71 | $41,000 |
| 3 bedrooms | $1,221 | $23.48 | $48,840 |
| 4 bedrooms | $1,601 | $30.79 | $64,040 |
HUD area: Gage County, NE. Source: HUD, Fiscal year 2027
By ZIP code
The fair market rent for your ZIP code
HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 24 ZIP codes in Gage County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,010 in 68309 to $1,440 in 68331. 16 ZIP codes are above the county's fair market rent ($1,025).
Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses. 24 CFR §982.503(a)(1)
| 68301 | Gage County, NE | $840 | $910 | $1,180 | $1,460 | $1,830 |
|---|---|---|---|---|---|---|
| 68301 | Johnson County, NE | $840 | $910 | $1,180 | $1,460 | $1,830 |
| 68301 | Lincoln, NE | $840 | $910 | $1,180 | $1,460 | $1,830 |
| 68301 | Otoe County, NE | $840 | $910 | $1,180 | $1,460 | $1,830 |
| 68309 | Gage County, NE | $710 | $780 | $1,010 | $1,210 | $1,590 |
| 68310 | Gage County, NE | $710 | $780 | $1,010 | $1,210 | $1,590 |
| 68310 | Jefferson County, NE | $710 | $780 | $1,010 | $1,210 | $1,590 |
| 68318 | Gage County, NE | $960 | $1,050 | $1,380 | $1,640 | $2,160 |
| 68328 | Gage County, NE | $850 | $930 | $1,190 | $1,550 | $1,840 |
| 68331 | Gage County, NE | $1,000 | $1,100 | $1,440 | $1,720 | $2,250 |
| 68331 | Lincoln, NE | $1,000 | $1,100 | $1,440 | $1,720 | $2,250 |
| 68341 | Gage County, NE | $710 | $780 | $1,010 | $1,350 | $1,560 |
| 68341 | Jefferson County, NE | $710 | $780 | $1,010 | $1,350 | $1,560 |
| 68341 | Saline County, NE | $710 | $780 | $1,010 | $1,350 | $1,560 |
| 68357 | Gage County, NE | $800 | $880 | $1,140 | $1,380 | $1,780 |
| 68357 | Johnson County, NE | $800 | $880 | $1,140 | $1,380 | $1,780 |
| 68381 | Gage County, NE | $720 | $790 | $1,030 | $1,240 | $1,550 |
| 68381 | Pawnee County, NE | $720 | $790 | $1,030 | $1,240 | $1,550 |
| 68415 | Gage County, NE | $710 | $780 | $1,010 | $1,210 | $1,590 |
| 68422 | Gage County, NE | $970 | $1,070 | $1,400 | $1,670 | $2,190 |
| 68458 | Gage County, NE | $720 | $790 | $1,030 | $1,230 | $1,580 |
| 68458 | Johnson County, NE | $720 | $790 | $1,030 | $1,230 | $1,580 |
| 68458 | Pawnee County, NE | $720 | $790 | $1,030 | $1,230 | $1,580 |
| 68466 | Gage County, NE | $710 | $780 | $1,010 | $1,210 | $1,590 |
- 68301 · Gage County, NE $1,180$1,460
- 68301 · Johnson County, NE $1,180$1,460
- 68301 · Lincoln, NE $1,180$1,460
- 68301 · Otoe County, NE $1,180$1,460
- 68309 · Gage County, NE $1,010$1,210
- 68310 · Gage County, NE $1,010$1,210
- 68310 · Jefferson County, NE $1,010$1,210
- 68318 · Gage County, NE $1,380$1,640
- 68328 · Gage County, NE $1,190$1,550
- 68331 · Gage County, NE $1,440$1,720
- 68331 · Lincoln, NE $1,440$1,720
- 68341 · Gage County, NE $1,010$1,350
- 68341 · Jefferson County, NE $1,010$1,350
- 68341 · Saline County, NE $1,010$1,350
- 68357 · Gage County, NE $1,140$1,380
- 68357 · Johnson County, NE $1,140$1,380
- 68381 · Gage County, NE $1,030$1,240
- 68381 · Pawnee County, NE $1,030$1,240
- 68415 · Gage County, NE $1,010$1,210
- 68422 · Gage County, NE $1,400$1,670
- 68458 · Gage County, NE $1,030$1,230
- 68458 · Johnson County, NE $1,030$1,230
- 68458 · Pawnee County, NE $1,030$1,230
- 68466 · Gage County, NE $1,010$1,210
Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)
Rent burden
How many households spend too much
HUD counts rent as a burden when it reaches 30% of income or more. In Gage County, 37% of renter households are in that position; in Nebraska, 45%, and nationwide, 51% (Average 2020–2024, Census).
Paying too much rent leaves little for food, transportation and savings. If that is you, the agencies below can guide you for free.
37%
of renter households spend 30% or more of their income on rent.
2,469 households rent in Gage County
- Spend half or more of their income 19%
- Spend 30% or more, but less than half 18%
- Spend less than 30% 63%
Compared with the state and the country
- Gage 37%
- Nebraska 45%
- United States 51%
Low-income apartments
Low-income apartments in Gage County
HUD lists 12 properties with homes for low-income households in Gage County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 6
- HUD-assisted
- 5
- public housing
- 1
292 homes in all; 288 of them low-income, according to HUD.
- Homestead Village HUD-assisted 1119 Monroe St, Beatrice 68310 62 low-income homes · For older adults · (402) 223-5074
- Carstens Gardens HUD-assisted 1700 Park St, Beatrice 68310 50 low-income homes · For older adults · (402) 223-2800
- Timberidge Townhomes HUD-assisted 1300 Scott St, Beatrice 68310 32 low-income homes · For families · (402) 477-9300
- Park Lodge Public housing 300 N 7th St, Wymore 68466 30 homes, 26 low-income · Run by Wymore Housing Authority · Average payment: $390 a month · Average wait: 4 months · (402) 303-0593
- Parkview Village HUD-assisted 1200 S 8th St, Beatrice 68310 24 low-income homes · For older adults · (402) 333-7373
- Beatrice Sunset Estates Tax credit (LIHTC) 1108 Meriwether St, Beatrice 68310 17 low-income homes · 3 bd: 17 · In service since 2001
- Sunset Crown Tax credit (LIHTC) 1003 Meriwether St, Beatrice 68310 17 low-income homes · 3 bd: 17 · In service since 2000
- Crestland Apts Tax credit (LIHTC) 1118 W Scott St, Beatrice 68310 16 low-income homes · 2 bd: 4 · 3 bd: 12 · In service since 1998
- Porter Estates Tax credit (LIHTC) Scattered, Beatrice 68310 16 low-income homes · 2 bd: 16 · In service since 2019 · For older adults
- Mosaic Housing Xvii HUD-assisted 522 N 8th St, Beatrice 68310 10 low-income homes · For people with disabilities
- Parents of All Ages Tax credit (LIHTC) 729 W Mary St, Beatrice 68310 10 low-income homes · 2 bd: 3 · 3 bd: 7 · In service since 2001
- Pine Grove Tax credit (LIHTC) 1017 W D St, Wymore 68466 8 low-income homes · 2 bd: 4 · 3 bd: 4 · In service since 1997
Source: HUD, retrieved November 6, 2026. LIHTC database, updated May 14, 2025; Assisted multifamily properties, updated October 23, 2026; Public housing developments, updated October 23, 2026.
Section 8
The Section 8 voucher in Gage County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 2 agencies serve in Gage County. Here is what the rules say:
The rules, with their source
-
You apply at the public housing agency. If you qualify, your name usually goes on a waiting list. Applicants must be U.S. citizens or noncitizens with eligible status as HUD defines it. Source: HUD
-
Generally, your family must have very low income: no more than 50% of the area median income, by family size (the middle column of the table). Source: 24 CFR §5.603, §982.201(b)
-
Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). Source: 24 CFR §982.201(b)(2)
-
If the rent is below the payment standard, the family generally pays 30% of its adjusted monthly income. If it is above, the family pays more. Source: 24 CFR §982.1(a)(3)
-
When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. Source: 24 CFR §982.508
-
Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. Source: 24 CFR §982.503(b), (c)
| People | Extremely low (30%) | Very low (50%) | Low |
|---|---|---|---|
| 1 person | $20,550 | $34,200 | $54,700 |
| 2 people | $23,450 | $39,050 | $62,500 |
| 3 people | $27,320 | $43,950 | $70,300 |
| 4 people | $33,000 | $48,800 | $78,100 |
| 5 people | $38,680 | $52,750 | $84,350 |
| 6 people | $44,360 | $56,650 | $90,600 |
| 7 people | $50,040 | $60,550 | $96,850 |
| 8 people | $55,720 | $64,450 | $103,100 |
Area median income: $97,600. HUD income limits by family size, Fiscal year 2026. Area: Gage County, NE. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $643 – $785
- 1 bedroom $706 – $862
- 2 bedrooms $923 – $1,128
- 3 bedrooms $1,099 – $1,343
- 4 bedrooms $1,441 – $1,761
The range the rule allows: 90% to 110% of the county's fair market rent. Your agency publishes its own.
Housing agencies that serve this place
- Beatrice Housing Authority Section 8 vouchers · 229 vouchers (402) 223-3809 Beatrice Housing Authority: bha@beatrice.ne.gov
- Wymore Housing Authority Public housing · 26 public housing units (402) 303-0593 Wymore Housing Authority: mona_shively@outlook.com
Housing agencies in Nebraska Source: HUD, Retrieved November 6, 2026
Your rights as a tenant in Nebraska
What Nebraska law says about deposits, notices and eviction, with the citation for each rule.
See your rights, rule by ruleCompare these rules with other states →
A summary of state law, not legal advice. Cities may have additional rules.
- How much can they charge for a deposit?
- Up to 1 month of rent
- Neb. Rev. Stat. §76-1416(1)
- When must they return my deposit?
- 14 days
- Neb. Rev. Stat. §76-1416(2)
- If I fall behind on rent, what notice must I get?
- 7 calendar days
- Neb. Rev. Stat. §76-1431(2)
- How much notice ends a month-to-month rental?
- 30 days
- Neb. Rev. Stat. §76-1437(1)-(2)
- Only a court order can remove youNeb. Rev. Stat. §76-1436
- Protection from retaliationNeb. Rev. Stat. §76-1439(1)-(2)
Help
Where to get help with rent in Gage County
This is the nearest HUD-approved agency. They counsel for free or at low cost.
-
Blue Valley Community Action Partnership
620 5th St, Fairbury · 27 miles away
- Budget and financial counseling
- Budget and credit workshops
- and 5 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Gage County. Change the rent, the deposit and the fees to yours: the numbers stay in your browser.
Count power on top of the rent: in Nebraska, the average home bill was $110 a month in 2024 (EIA). See electricity and gas costs
Your move
We use the place's fair market rent and the state's deposit rule.
Adjust advanced details
Let's do the math
Cash to move in
$2,050
What you need before you get the keys.
What adds up
- First month
- $1,025
- Security deposit
- $1,025
- Total
- $2,050
When you'll have it
Enter what you can set aside each month to see how long it takes.
What helps
- Ask for a receipt for every payment and keep a copy of the lease.
- On move-in day, walk through the home and take dated photos.
- Never send money for a home you haven't seen or a lease you haven't read.
This is a planning estimate, not a price. What you are asked for depends on the landlord, your lease and your state's and city's rules. It is not legal advice.
Frequently asked questions
What is the fair market rent in Gage County?
According to HUD (Fiscal year 2027): Studio: $714; 1 bedroom: $784; 2 bedrooms: $1,025; 3 bedrooms: $1,221; 4 bedrooms: $1,601. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Gage County?
Paying the 2-bedroom fair market rent ($1,025) without spending more than 30% of income takes $19.71 an hour full time, or $41,000 a year.
Who qualifies for Section 8 in Gage County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $48,800 a year (Fiscal year 2026). The family usually pays 30% of its adjusted monthly income. You apply at the housing agency.
How much does Section 8 pay in Gage County?
The voucher pays up to your housing agency's payment standard, minus your share. The rule lets the agency set it between 90% and 110% of the fair market rent: for 2 bedrooms here, between $923 and $1,128 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Gage County?
For 2 bedrooms they run from $1,010 in 68309 to $1,440 in 68331. Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses.
How many low-income apartments are there in Gage County?
HUD lists 12 properties with homes for low-income households in Gage County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest. For tax-credit apartments and HUD-assisted buildings, you apply directly at the building's management office. They tell you whether units are open and how to apply; HUD does not have that information.
How many households spend too much on rent in Gage County?
HUD counts rent as a burden when it reaches 30% of income or more. In Gage County, 37% of renter households are in that position; in Nebraska, 45%, and nationwide, 51% (Average 2020–2024, Census).