Renting · Section 8
Data from November 2026
Renting in Douglas County, Nevada
Douglas County has a HUD fair market rent of $1,594 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,593 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $30.65 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,594
- a month, HUD, Fiscal year 2027
- 5% less than in Nevada
- Typical rent
- $1,593
- a month, Census, Average 2020–2024
- About the same as in Nevada
- Wage needed
- $30.65
- an hour, 2 bedrooms
- Or $63,760 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 55%
- spend 30% or more of income on rent
- 1% less than in Nevada
Only here
Renting in Douglas County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Douglas County has the highest typical rent in its area: $1,593, more than any of its 5 neighboring counties; next is Lyon County ($1,326).
-
At $90,754, Douglas County ranks 2nd among the 16 counties in Nevada with this figure for the highest typical household income.
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 Douglas 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 Douglas County was $2,616 a month in September 2026: 5.7% 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 | $1,110 | $21.35 | $44,400 |
| 1 bedroom | $1,219 | $23.44 | $48,760 |
| 2 bedrooms | $1,594 | $30.65 | $63,760 |
| 3 bedrooms | $2,207 | $42.44 | $88,280 |
| 4 bedrooms | $2,664 | $51.23 | $106,560 |
HUD area: Douglas County, NV. 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 10 ZIP codes in Douglas County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,450 in 89705 to $2,020 in 89423. 5 ZIP codes are above the county's fair market rent ($1,594).
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)
| 89410 | Douglas County, NV | $1,060 | $1,170 | $1,520 | $2,100 | $2,540 |
|---|---|---|---|---|---|---|
| 89411 | Douglas County, NV | $1,240 | $1,350 | $1,770 | $2,450 | $2,960 |
| 89413 | Douglas County, NV | $1,100 | $1,200 | $1,570 | $2,170 | $2,620 |
| 89423 | Carson City, NV | $1,410 | $1,570 | $2,020 | $2,800 | $3,380 |
| 89423 | Douglas County, NV | $1,410 | $1,570 | $2,020 | $2,800 | $3,380 |
| 89448 | Douglas County, NV | $1,390 | $1,520 | $1,990 | $2,760 | $3,330 |
| 89449 | Douglas County, NV | $1,140 | $1,250 | $1,640 | $2,270 | $2,740 |
| 89460 | Douglas County, NV | $1,040 | $1,170 | $1,490 | $2,060 | $2,490 |
| 89705 | Carson City, NV | $1,010 | $1,170 | $1,450 | $2,010 | $2,430 |
| 89705 | Douglas County, NV | $1,010 | $1,170 | $1,450 | $2,010 | $2,430 |
- 89410 · Douglas County, NV $1,520$2,100
- 89411 · Douglas County, NV $1,770$2,450
- 89413 · Douglas County, NV $1,570$2,170
- 89423 · Carson City, NV $2,020$2,800
- 89423 · Douglas County, NV $2,020$2,800
- 89448 · Douglas County, NV $1,990$2,760
- 89449 · Douglas County, NV $1,640$2,270
- 89460 · Douglas County, NV $1,490$2,060
- 89705 · Carson City, NV $1,450$2,010
- 89705 · Douglas County, NV $1,450$2,010
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 Douglas County, 55% 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.
55%
of renter households spend 30% or more of their income on rent.
4,514 households rent in Douglas County
- Spend half or more of their income 29%
- Spend 30% or more, but less than half 26%
- Spend less than 30% 45%
Compared with the state and the country
- Douglas 55%
- Nevada 56%
- United States 51%
Low-income apartments
Low-income apartments in Douglas County
HUD lists 12 properties with homes for low-income households in Douglas County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 11
- HUD-assisted
- 1
477 homes in all; 455 of them low-income, according to HUD.
- Sleepytime Apartments Tax credit (LIHTC) 1133 Hollows Lane, Minden 89410 100 low-income homes · For older adults
- Highland Manor HUD-assisted 3501 Vista Grande Blvd, Carson City 89705 52 low-income homes · For families · (775) 267-3319
- Crestmore Village Apartments Tax credit (LIHTC) 1330 Stodick Pkwy, Gardnerville 89410 40 low-income homes · 2 bd: 16 · 4 bd: 12 · In service since 2000 · For families
- Crestmore Village Apt. Phase II Tax credit (LIHTC) 1301 Elges Lane, Gardnerville 89411 40 low-income homes · 2 bd: 24 · 3 bd: 16 · In service since 2001 · For families
- Lake Vista Tax credit (LIHTC) 131 Market St, Stateline 89449 40 low-income homes · 1 bd: 8 · 2 bd: 32 · In service since 2002
- Lake Vista Apartments II Tax credit (LIHTC) 131 Market St, Stateline 89449 40 low-income homes · 1 bd: 8 · 2 bd: 32 · In service since 2002 · For families
- Kingsbury Village Tax credit (LIHTC) 1770 Pinewood Dr, Minden 89423 36 low-income homes · 1 bd: 3 · 2 bd: 5 · 3 bd: 1 · In service since 2016
- Meadowbrook Apartments Tax credit (LIHTC) 134 Kahle Dr, Stateline 89449 30 low-income homes · 2 bd: 16 · In service since 2004 · For families
- Parkway Vista Senior Community Tax credit (LIHTC) 1330 Crestmore Dr, Gardnerville 89410 30 low-income homes · 1 bd: 1 · 2 bd: 1 · In service since 2014
- Summit Crest Apartments Tax credit (LIHTC) 921 Mica Dr, Carson City 89705 28 homes, 27 low-income · 2 bd: 8 · In service since 2007 · For families
- Mahogany Court Tax credit (LIHTC) Mahogany Drive, Minden 89423 21 homes, 20 low-income · 2 bd: 8 · 3 bd: 13 · In service since 2010 · For families
- Mahogany Court Tax credit (LIHTC) Mahogany DR, Minden 89423 20 homes · In service since 2010
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 Douglas County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. A public housing agency runs it. HUD lists none with an office in Douglas County; the state's agencies can help you. 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 | $23,450 | $39,050 | $62,450 |
| 2 people | $26,800 | $44,600 | $71,400 |
| 3 people | $30,150 | $50,200 | $80,300 |
| 4 people | $33,450 | $55,750 | $89,200 |
| 5 people | $38,680 | $60,250 | $96,350 |
| 6 people | $44,360 | $64,700 | $103,500 |
| 7 people | $50,040 | $69,150 | $110,650 |
| 8 people | $55,720 | $73,600 | $117,750 |
Area median income: $111,500. HUD income limits by family size, Fiscal year 2026. Area: Douglas County, NV. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $999 – $1,221
- 1 bedroom $1,097 – $1,341
- 2 bedrooms $1,435 – $1,753
- 3 bedrooms $1,986 – $2,428
- 4 bedrooms $2,398 – $2,930
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
HUD lists no housing agency with an office in Douglas County. You can apply at another agency in your state: you do not have to live where you apply. Source: HUD
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 Douglas County
HUD lists no counseling agencies near in Douglas County. 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 Douglas 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 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
$3,188
What you need before you get the keys.
What adds up
- First month
- $1,594
- Security deposit
- $1,594
- Total
- $3,188
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 Douglas County?
According to HUD (Fiscal year 2027): Studio: $1,110; 1 bedroom: $1,219; 2 bedrooms: $1,594; 3 bedrooms: $2,207; 4 bedrooms: $2,664. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Douglas County?
Paying the 2-bedroom fair market rent ($1,594) without spending more than 30% of income takes $30.65 an hour full time, or $63,760 a year.
Who qualifies for Section 8 in Douglas County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $55,750 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 Douglas 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 $1,435 and $1,753 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Douglas County?
For 2 bedrooms they run from $1,450 in 89705 to $2,020 in 89423. 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 Douglas County?
HUD lists 12 properties with homes for low-income households in Douglas 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 Douglas County?
HUD counts rent as a burden when it reaches 30% of income or more. In Douglas County, 55% of renter households are in that position; in Nevada, 56%, and nationwide, 51% (Average 2020–2024, Census).