Renting · Section 8
Data from November 2026
Renting in Sarpy County, Nebraska
Sarpy County has a HUD fair market rent of $1,450 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,334 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $27.88 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,450
- a month, HUD, Fiscal year 2027
- 15% more than in Nebraska
- Typical rent
- $1,334
- a month, Census, Average 2020–2024
- 24% more than in Nebraska
- Wage needed
- $27.88
- an hour, 2 bedrooms
- Or $58,000 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 44%
- spend 30% or more of income on rent
- 2% less than in Nebraska
Only here
Renting in Sarpy County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Of the 92 counties in Nebraska with this figure, Sarpy County has the highest typical rent: $1,334.
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Of the 93 counties in Nebraska, Sarpy County has the highest typical household income: $103,321.
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Sarpy County has the highest typical rent in its area: $1,334, more than any of its 6 neighboring counties; next is Douglas County ($1,201).
Sources: U.S. Census Bureau (Average 2020–2024).
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 Sarpy 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 Sarpy County was $1,489 a month in September 2026: 0.5% more than 12 months ago. 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 | $1,167 | $22.44 | $46,680 |
| 1 bedroom | $1,219 | $23.44 | $48,760 |
| 2 bedrooms | $1,450 | $27.88 | $58,000 |
| 3 bedrooms | $1,924 | $37.00 | $76,960 |
| 4 bedrooms | $2,179 | $41.90 | $87,160 |
HUD area: Omaha-Council Bluffs, NE-IA HUD Metro FMR Area. 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 13 ZIP codes in Sarpy County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,330 in 68005 to $2,050 in 68136. 11 ZIP codes are above the county's fair market rent ($1,450).
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)
| 68005 | $1,070 | $1,120 | $1,330 | $1,760 | $2,000 |
|---|---|---|---|---|---|
| 68028 | $1,470 | $1,540 | $1,830 | $2,430 | $2,750 |
| 68046 | $1,260 | $1,310 | $1,560 | $2,070 | $2,340 |
| 68056 | $1,290 | $1,350 | $1,600 | $2,120 | $2,400 |
| 68059 | $1,290 | $1,350 | $1,600 | $2,120 | $2,400 |
| 68113 | $1,470 | $1,530 | $1,820 | $2,410 | $2,730 |
| 68123 | $1,330 | $1,390 | $1,650 | $2,190 | $2,480 |
| 68128 | $1,260 | $1,310 | $1,560 | $2,070 | $2,340 |
| 68133 | $1,330 | $1,390 | $1,650 | $2,190 | $2,480 |
| 68136 | $1,650 | $1,720 | $2,050 | $2,720 | $3,080 |
| 68138 | $1,150 | $1,200 | $1,430 | $1,900 | $2,150 |
| 68147 | $1,220 | $1,280 | $1,520 | $2,020 | $2,280 |
| 68157 | $1,410 | $1,470 | $1,750 | $2,320 | $2,630 |
- 68005 $1,330$1,760
- 68028 $1,830$2,430
- 68046 $1,560$2,070
- 68056 $1,600$2,120
- 68059 $1,600$2,120
- 68113 $1,820$2,410
- 68123 $1,650$2,190
- 68128 $1,560$2,070
- 68133 $1,650$2,190
- 68136 $2,050$2,720
- 68138 $1,430$1,900
- 68147 $1,520$2,020
- 68157 $1,750$2,320
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 Sarpy County, 44% 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.
44%
of renter households spend 30% or more of their income on rent.
21,969 households rent in Sarpy County
- Spend half or more of their income 18%
- Spend 30% or more, but less than half 26%
- Spend less than 30% 56%
Compared with the state and the country
- Sarpy 44%
- Nebraska 45%
- United States 51%
Low-income apartments
Low-income apartments in Sarpy County
HUD lists 28 properties with homes for low-income households in Sarpy County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 16
- HUD-assisted
- 12
2,018 homes in all; 1,774 of them low-income, according to HUD.
- Southgate Townhomes Tax credit (LIHTC) 2702 Kansas Dr, Bellevue 68005 200 low-income homes · 1 bd: 20 · 2 bd: 84 · 4 bd: 12 · In service since 2014 · For families
- Chandler Pointe HUD-assisted 3002 Kansas Dr, Bellevue 68005 200 homes, 175 low-income · For families · (402) 731-1142
- Meridian Club Apts Tax credit (LIHTC) 1214 Applewood Dr, Papillion 68046 212 homes, 159 low-income · 1 bd: 64 · 2 bd: 124 · 3 bd: 24 · In service since 1999
- Crestview Village Tax credit (LIHTC) 7235 Edna Ct, La Vista 68128 154 low-income homes · In service since 2010
- Tregaron Senior Residences Tax credit (LIHTC) 2309 Greenwald St, Bellevue 68123 143 homes, 129 low-income · 1 bd: 88 · 2 bd: 55 · In service since 2003 · For older adults
- Bellewood Courts/Bellewood South HUD-assisted 1002 Bellewood Ct, Bellevue 68005 84 low-income homes · For older adults · (402) 292-3300
- Cimarron Terrace Apts Tax credit (LIHTC) 6963 S 97th Plz, La Vista 68128 84 low-income homes · In service since 2011
- Monarch Villas HUD-assisted 201 Cedardale Rd, Papillion 68046 76 low-income homes · For older adults · (402) 592-4642
- Walnut Creek Tax credit (LIHTC) 2204 Albert St, Bellevue 68147 60 homes, 51 low-income · 1 bd: 26 · 2 bd: 34 · In service since 2012 · For older adults
- Village at Papillion Tax credit (LIHTC) 1603 Barrington Pkwy, Papillion 68046 49 low-income homes · 2 bd: 20 · 3 bd: 22 · 4 bd: 6 · In service since 2005 · For families
- Normandy Hills Apts Tax credit (LIHTC) 1106 Grenoble Dr, Bellevue 68123 48 low-income homes · 1 bd: 12 · 2 bd: 24 · 3 bd: 12 · In service since 1996
- Southfield Apts I Tax credit (LIHTC) 7105 S 83rd St, La Vista 68128 48 low-income homes · In service since 1992
- The Orchards at Wildewood Apts Tax credit (LIHTC) 7454 Gertrude St, La Vista 68128 48 low-income homes · In service since 2011
- Grenoble Apts Tax credit (LIHTC) 14816 Normandy Blvd, Bellevue 68123 48 homes, 47 low-income · 1 bd: 12 · 2 bd: 24 · 3 bd: 12 · In service since 1998
- Bellevue Place HUD-assisted 1808 Warren St, Bellevue 68005 42 low-income homes · For older adults · (402) 292-0423
- Mission House Vue HUD-assisted 406 E Mission Ave, Bellevue 68005 42 low-income homes · For older adults · (402) 292-0423
- Immanuel Trinity Courtyard I HUD-assisted 620 W Lincoln St, Papillion 68046 40 low-income homes · For older adults · (402) 614-1900
- Immanuel Trinity Courtyard II HUD-assisted 620 W Lincoln St, Papillion 68046 40 low-income homes · For older adults · (402) 614-1900
- Immanuel Trinity Courtyard III HUD-assisted 620 W Lincoln St, Papillion 68046 40 low-income homes · For older adults · (402) 614-1900
- Immanuel Trinity Courtyard IV HUD-assisted 620 W Lincoln St, Papillion 68046 40 low-income homes · For older adults · (402) 614-1900
- Cimarron Terrace Apts Phase II Tax credit (LIHTC) 7040 S 97th Plz, La Vista 68128 48 homes, 38 low-income · 1 bd: 12 · 2 bd: 24 · 3 bd: 12 · In service since 2012
- Southfield Apts II Tax credit (LIHTC) 7013 S 83rd St, La Vista 68128 36 low-income homes · In service since 1993
- Gretna Apts Tax credit (LIHTC) 202 E Glenmore Dr, Gretna 68028 24 low-income homes · In service since 1994
- Mercy Crestview Village HUD-assisted 7241 Edna Ct, La Vista 68128 154 homes, 23 low-income · For families · (402) 331-4428
- North Park Apartments HUD-assisted 510 Chestnut Dr, Gretna 68028 16 low-income homes · For families · (402) 332-4955
- Springfield Apts Tax credit (LIHTC) 320 N 1st St, Springfield 68059 16 low-income homes · In service since 1992
- Gretna Crown Tax credit (LIHTC) 21113 Paradise Dr, Gretna 68028 15 low-income homes · 4 bd: 15 · In service since 2009
- Sheltering Tree Housing HUD-assisted 1903 Gregg Rd, Bellevue 68005 11 homes, 10 low-income · For people with disabilities · (402) 679-4444
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 Sarpy County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 1 agency serves in Sarpy County. Here is what the rules say:
The rules, with their source
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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
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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)
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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)
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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)
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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
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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 | $23,950 | $39,900 | $63,850 |
| 2 people | $27,400 | $45,600 | $73,000 |
| 3 people | $30,800 | $51,300 | $82,100 |
| 4 people | $34,200 | $57,000 | $91,200 |
| 5 people | $38,680 | $61,600 | $98,500 |
| 6 people | $44,360 | $66,150 | $105,800 |
| 7 people | $50,040 | $70,700 | $113,100 |
| 8 people | $55,720 | $75,250 | $120,400 |
Area median income: $114,000. HUD income limits by family size, Fiscal year 2026. Area: Omaha-Council Bluffs, NE-IA HUD Metro FMR Area. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $1,050 – $1,284
- 1 bedroom $1,097 – $1,341
- 2 bedrooms $1,305 – $1,595
- 3 bedrooms $1,732 – $2,116
- 4 bedrooms $1,961 – $2,397
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
- Bellevue Housing Authority Public housing and Section 8 vouchers · 346 vouchers (402) 734-5448 Bellevue Housing Authority: carolyn@bellevuehousing.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 Sarpy County
This HUD-approved agency has an office in Sarpy County. They counsel for free or at low cost.
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Family Housing Advisory Services, Incorporate
2108 Harvell Cir, Bellevue · Spanish
- Mortgage delinquency and default
- Budget and financial counseling
- and 9 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Sarpy 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
$2,900
What you need before you get the keys.
What adds up
- First month
- $1,450
- Security deposit
- $1,450
- Total
- $2,900
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 Sarpy County?
According to HUD (Fiscal year 2027): Studio: $1,167; 1 bedroom: $1,219; 2 bedrooms: $1,450; 3 bedrooms: $1,924; 4 bedrooms: $2,179. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Sarpy County?
Paying the 2-bedroom fair market rent ($1,450) without spending more than 30% of income takes $27.88 an hour full time, or $58,000 a year.
Who qualifies for Section 8 in Sarpy County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $57,000 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 Sarpy 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 $1,305 and $1,595 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Sarpy County?
For 2 bedrooms they run from $1,330 in 68005 to $2,050 in 68136. 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 Sarpy County?
HUD lists 28 properties with homes for low-income households in Sarpy County: tax-credit apartments (LIHTC) and HUD-assisted buildings. 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 Sarpy County?
HUD counts rent as a burden when it reaches 30% of income or more. In Sarpy County, 44% of renter households are in that position; in Nebraska, 45%, and nationwide, 51% (Average 2020–2024, Census).