Renting · Section 8
Data from November 2026
Renting in Carson City , Nevada
Carson City has a HUD fair market rent of $1,453 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,248 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $27.94 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,453
- a month, HUD, Fiscal year 2027
- 13% less than in Nevada
- Typical rent
- $1,248
- a month, Census, Average 2020–2024
- 22% less than in Nevada
- Wage needed
- $27.94
- an hour, 2 bedrooms
- Or $58,120 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 50%
- spend 30% or more of income on rent
- 11% less than in Nevada
Only here
Renting in Carson City: what sets it apart
What this place has that others do not, from public data, most unusual first.
-
Among the neighboring places, Mineral County has the lowest typical rent ($905), 27% below the $1,248 in Carson City.
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 Carson City. 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 Carson City was $2,070 a month in September 2026: 5.6% 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 | $1,057 | $20.33 | $42,280 |
| 1 bedroom | $1,131 | $21.75 | $45,240 |
| 2 bedrooms | $1,453 | $27.94 | $58,120 |
| 3 bedrooms | $2,012 | $38.69 | $80,480 |
| 4 bedrooms | $2,429 | $46.71 | $97,160 |
HUD area: Carson City, NV MSA. 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 6 ZIP codes in Carson City (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,430 in 89706 to $1,690 in 89703. 4 ZIP codes are above the county's fair market rent ($1,453).
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)
| 89701 | Carson City, NV | $1,080 | $1,170 | $1,490 | $2,060 | $2,490 |
|---|---|---|---|---|---|---|
| 89701 | Douglas County, NV | $1,080 | $1,170 | $1,490 | $2,060 | $2,490 |
| 89703 | Carson City, NV | $1,170 | $1,350 | $1,690 | $2,290 | $2,660 |
| 89703 | Reno, NV | $1,170 | $1,350 | $1,690 | $2,290 | $2,660 |
| 89706 | Carson City, NV | $1,050 | $1,120 | $1,430 | $1,980 | $2,390 |
| 89706 | Lyon County, NV | $1,050 | $1,120 | $1,430 | $1,980 | $2,390 |
- 89701 · Carson City, NV $1,490$2,060
- 89701 · Douglas County, NV $1,490$2,060
- 89703 · Carson City, NV $1,690$2,290
- 89703 · Reno, NV $1,690$2,290
- 89706 · Carson City, NV $1,430$1,980
- 89706 · Lyon County, NV $1,430$1,980
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 Carson City, 50% of renter households are in that position; in Nevada, 56%, 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.
50%
of renter households spend 30% or more of their income on rent.
8,923 households rent in Carson City
- Spend half or more of their income 21%
- Spend 30% or more, but less than half 29%
- Spend less than 30% 50%
Compared with the state and the country
- Carson City 50%
- Nevada 56%
- United States 51%
Low-income apartments
Low-income apartments in Carson City
HUD lists 17 properties with homes for low-income households in Carson City: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 13
- HUD-assisted
- 4
1,250 homes in all; 1,142 of them low-income, according to HUD.
- Parkway Plaza Tax credit (LIHTC) 500 College Pkwy, Carson City 89706 316 low-income homes · 1 bd: 70 · 2 bd: 146 · 3 bd: 100 · In service since 2004 · For families
- Foothill Garden Apartments HUD-assisted 1770 Russell Way, Carson City 89706 100 low-income homes · For families · (775) 883-5676
- Southgate Apartments HUD-assisted 2100 California St, Carson City 89701 100 low-income homes · For older adults · (775) 887-1747
- Foothill Gardens Apts Tax credit (LIHTC) 1770 Russell Way, Carson City 89706 100 homes, 99 low-income · 1 bd: 28 · 2 bd: 62 · 3 bd: 9 · In service since 2010 · For families
- Southgate Apartments Tax credit (LIHTC) 2100 California St, Carson City 89701 99 homes, 98 low-income · 1 bd: 88 · 2 bd: 12 · In service since 2008 · For older adults
- Sierra Springs Apartments Tax credit (LIHTC) 633 Hot Springs Rd, Carson City 89706 90 homes, 89 low-income · 1 bd: 18 · 2 bd: 42 · In service since 1995 · For families
- Carson Southgate Apts Tax credit (LIHTC) 2100 California St, Carson City 89701 48 low-income homes · 1 bd: 40 · 2 bd: 8 · In service since 2009 · For older adults
- Southgate Apartments II Tax credit (LIHTC) 2100 California St, Carson City 89701 48 low-income homes · 1 bd: 40 · 2 bd: 8 · In service since 2009 · For older adults
- Autumn Village Tax credit (LIHTC) 1101 Beverly Dr, Carson City 89706 47 homes, 46 low-income · 1 bd: 36 · 2 bd: 10 · In service since 2006 · For older adults
- Autumn Village I Tax credit (LIHTC) 1101 Beverly Dr, Carson City 89706 46 low-income homes · 1 bd: 36 · 2 bd: 10 · In service since 2006 · For older adults
- Sierra Ridge Tax credit (LIHTC) 1820 Russell Way, Carson City 89706 42 homes, 41 low-income · 1 bd: 23 · 2 bd: 18 · In service since 2011 · For older adults
- Autumn Village II Tax credit (LIHTC) 1150 E Long St, Carson City 89706 41 low-income homes · 1 bd: 34 · 2 bd: 8 · In service since 2007 · For older adults
- Christina Court Apts Tax credit (LIHTC) 1800 Russell Way, Carson City 89706 40 homes, 36 low-income · 1 bd: 23 · 2 bd: 17 · In service since 2012 · For older adults
- Frost Yasmer Estates HUD-assisted 1009 E Fifth St, Carson City 89701 24 low-income homes · For people with disabilities · (702) 259-1903
- Test Tax credit (LIHTC) 123 Bogus Ave, Carson City 89701 10 low-income homes · 2 bd: 10 · In service since 2003
- Foothill Gardens Apts Tax credit (LIHTC) 1770 Russell Way, Carson City 89706 99 homes · In service since 2010
- State of Nevada Housing Division HUD-assisted 1535 Old Hot Springs Rd, Carson City 89706
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 Carson City
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 Carson City. 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
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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
-
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 | $21,600 | $36,000 | $57,600 |
| 2 people | $24,700 | $41,100 | $65,800 |
| 3 people | $27,800 | $46,300 | $74,050 |
| 4 people | $33,000 | $51,400 | $82,250 |
| 5 people | $38,680 | $55,550 | $88,850 |
| 6 people | $44,360 | $59,650 | $95,450 |
| 7 people | $50,040 | $63,750 | $102,000 |
| 8 people | $55,720 | $67,850 | $108,600 |
Area median income: $91,000. HUD income limits by family size, Fiscal year 2026. Area: Carson City, NV MSA. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $951 – $1,163
- 1 bedroom $1,018 – $1,244
- 2 bedrooms $1,308 – $1,598
- 3 bedrooms $1,811 – $2,213
- 4 bedrooms $2,186 – $2,672
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
- Nevada Rural HSG Auth Section 8 vouchers · 1,698 vouchers (775) 887-1795 Nevada Rural HSG Auth: wbrewer@nvrural.org
Housing agencies in Nevada Source: HUD, Retrieved November 6, 2026
Your rights as a tenant in Nevada
What Nevada 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 3 months of rent
- NRS 118A.242(1)
- When must they return my deposit?
- 30 days
- NRS 118A.242(4)
- If I fall behind on rent, what notice must I get?
- 7 judicial days
- NRS 40.253(1)(a)
- How much notice ends a month-to-month rental?
- 30 days
- NRS 40.251(1)(b)
- Only a court order can remove youNRS 118A.390(1)
- Protection from retaliationNRS 118A.510(1)
- Repair and deduct from the rentNRS 118A.360(1)
Help
Where to get help with rent in Carson City
HUD lists no counseling agencies near in Carson City. Free legal aid and your housing agency can guide you.
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Carson City. Change the rent, the deposit and the fees to yours: the numbers stay in your browser.
Count power on top of the rent: in Nevada, the average home bill was $139 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
$2,906
What you need before you get the keys.
What adds up
- First month
- $1,453
- Security deposit
- $1,453
- Total
- $2,906
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 Carson City?
According to HUD (Fiscal year 2027): Studio: $1,057; 1 bedroom: $1,131; 2 bedrooms: $1,453; 3 bedrooms: $2,012; 4 bedrooms: $2,429. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Carson City?
Paying the 2-bedroom fair market rent ($1,453) without spending more than 30% of income takes $27.94 an hour full time, or $58,120 a year.
Who qualifies for Section 8 in Carson City?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $51,400 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 Carson City?
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 $1,308 and $1,598 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Carson City?
For 2 bedrooms they run from $1,430 in 89706 to $1,690 in 89703. 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 Carson City?
HUD lists 17 properties with homes for low-income households in Carson City: 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 Carson City?
HUD counts rent as a burden when it reaches 30% of income or more. In Carson City, 50% of renter households are in that position; in Nevada, 56%, and nationwide, 51% (Average 2020–2024, Census).