In Fernley, a typical home is worth $366,700 and typical rent is $1,570 a month. Compared with all of Lyon County, typical rent is 18% higher and typical household income is 11% higher.
Typical home value from Zillow, September 2021 to September 2026: from $372,738 to $405,738.
Typical rent
$2,028a month
▲ 6.2% more than 12 months ago
Typical rent from Zillow, September 2021 to September 2026: from $1,598 to $2,028.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
Fernley is in Lyon County. The FHA loan limit ($638,250 for a one-unit home), the fair market rents and the help on this page are those of all of Lyon County. See the county
What this place has that others do not, from public data, most unusual first.
1
Nearby, in Silver Springs, the typical home value is $244,400: 33% less than in Fernley ($366,700).
2
According to Zillow, in the 12 months to September 2026 the typical home value in Fernley rose 4.3%; in Nevada, it fell 1.6%.
3
Nearby, in Silver Springs, the typical rent is $1,201: 24% less than in Fernley ($1,570).
4
The typical rent in Fernley is $1,570 a month, 18% more than in Lyon County as a whole ($1,326).
Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data
The homes here
Housing in Fernley
What homes there are in Fernley, what they cost, how that changed and how people live, from Census figures (2020–2024).
What homes there are
U.S. Census Bureau, ACS 5-year, 2020–2024
Kind of home
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Fernley
Lyon County
Nevada
United States
Kind of home: Fernley and its comparisons
Measure
Fernley
Lyon County
Nevada
United States
Detached house
77%
73%
60%
61%
Attached house
Unreliable estimate
Unreliable estimate
5%
6%
Building of 2 to 4
7%
4%
7%
8%
Apartments (5 or more)
Unreliable estimate
Unreliable estimate
22%
19%
Mobile home
9%
18%
5%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
Detached houses, standing on their own, make up 77% of homes here, against 73% in Lyon County.
Year built
Before 19601960–19791980–19992000–20092010 or laterUnreliable estimate
Fernley
Lyon County
Nevada
United States
Year built: Fernley and its comparisons
Measure
Fernley
Lyon County
Nevada
United States
Before 1960
Unreliable estimate
6%
5%
26%
1960–1979
12%
16%
17%
24%
1980–1999
31%
32%
37%
25%
2000–2009
42%
32%
26%
14%
2010 or later
14%
13%
15%
11%
In Fernley, half of the homes were built before 2001; in Lyon County, before 1998.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100K7%
$100K–$200KUnreliable
$200K–$300K14%
$300K–$500K66%
$500K–$750K9%
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Fernley and its comparisons
Measure
Fernley
Under $100K
7%
$100K–$200K
Unreliable estimate
$200K–$300K
14%
$300K–$500K
66%
$500K–$750K
9%
$750K–$1M
Unreliable estimate
$1M or more
Unreliable estimate
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$999Unreliable
$1,000–$1,49928%
$1,500–$1,99931%
$2,000–$2,49920%
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Fernley and its comparisons
Measure
Fernley
Under $500
Unreliable estimate
$500–$999
Unreliable estimate
$1,000–$1,499
28%
$1,500–$1,999
31%
$2,000–$2,499
20%
$2,500–$2,999
Unreliable estimate
$3,000 or more
Unreliable estimate
With a mortgage
$1,873 a month
Lyon County: $1,801 a month
Without a mortgage
$549 a month
Lyon County: $499 a month
Owners with a mortgage
73%
Lyon County: 64%
In Fernley, 73% of owners have a mortgage; their typical cost is $1,873 a month, about the same as in Lyon County.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Fernley+66%
Lyon County+70%
Nevada+63%
United States+53%
Typical rent
Fernley+37%
Lyon County+28%
Nevada+44%
United States+33%
Typical household income
Fernley+42%
Lyon County+42%
Nevada+30%
United States+29%
Change since 2015–2019: Fernley and its comparisons
Measure
Fernley
Lyon County
Nevada
United States
Typical home value
+66%
+70%
+63%
+53%
Typical rent
+37%
+28%
+44%
+33%
Typical household income
+42%
+42%
+30%
+29%
The typical home value in Fernley rose 66% since 2015–2019, less than in Lyon County (70%).
Rents in Fernley rose faster than in Lyon County: 37% since 2015–2019, against 28%.
To compare: typical income in Fernley rose 42%; the home, +66%; the rent, +37%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Fernley and its comparisons
Measure
Fernley
Lyon County
Nevada
United States
Rental vacancy
Unreliable estimate
Unreliable estimate
6.8%
5.5%
Homeowner vacancy
Unreliable estimate
Unreliable estimate
1.1%
0.9%
More than one person per room
Unreliable estimate
2.3%
4.4%
3.4%
People per household
2.76
2.59
2.62
2.53
Drive alone
78%
77%
71%
69%
Carpool
10%
11%
11%
9%
Public transit
Unreliable estimate
Unreliable estimate
2%
3%
Walk or bike
3%
2%
2%
3%
Work from home
7%
8%
12%
15%
Other means
Unreliable estimate
Unreliable estimate
2%
2%
Typical commute
Unreliable estimate
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
More people live in each home here: 2.76 on average, against 2.59 in Lyon County.
To get to work, 78% of workers in Fernley drive alone; in Lyon County, 77%.
Do the math
What would you pay each month for a home in Fernley?
A typical home costs more than the typical income allows
We start with a typical home in Fernley, worth $366,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 39% of the typical household income in Fernley, which is $89,517 a year. For that payment to be 28% of income, a household would need to earn about $125,107 a year.
The calculator's FHA and conventional loan limits are those of all of Lyon County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Fernley. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $12,835 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$2,919
at 7.18% · 30 years
Loan amount
$360,058
Total interest
$518,038
Paid off in
November 2056
Includes $6,193 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $2,089 a month
Tight
$2,089 to $2,686 a month
Hard
more than $2,686 a month
Your payment · 39%
Compared with the typical household income in Fernley ($89,517 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$2,439
Property tax
$165
Home insurance
$153
FHA mortgage insurance (MIP)
$162
You need at least $12,835 for the down payment, plus closing costs.
This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.
Total monthly payment $2,919; principal and interest $2,439.
The city and its county
Fernley and Lyon County
Fernley is in Lyon County, Nevada. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).
Fernley
Map of Lyon County, Nevada, with Fernley marked. Around it, the neighboring counties.
Fernley
Lyon County
Other cities with a page
Fernley's own numbers
Typical home value
$366,700
Typical monthly rent
$1,570
Typical yearly household income
$89,517
Households that own their home
72%
Effective property tax rate
0.54%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Lyon County
FHA limit, one-unit home
$638,250
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,279
Price change over 5 years (FHFA)
+39%
Homes in a high flood-risk zone
5.2%
HUD, FHFA and FEMA don't publish these numbers by city.
Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Lyon County.
A typical home in Fernley is worth $366,700: about the same as the county and 16% below Nevada. With the typical household income in Fernley ($89,517 a year), a typical home costs 4.1 times what the household earns in a year.
Years of income to pay for a typical home
The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.
Fernley4.1 years
Lyon4.5 years
Nevada5.6 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Lyon County
According to FHFA’s house price index, home prices in Lyon County rose 132% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Lyon County.
Yearly change in FHFA’s price index in Lyon County, 2016 to 2025
2016: +15.3% +15.3% 2016
2017: +13.9% +13.9% 2017
2018: +13.9% +13.9% 2018
2019: +7.4% +7.4% 2019
2020: +4.0% +4.0% 2020
2021: +17.3% +17.3% 2021
2022: +14.7% +14.7% 2022
2023: −3.1% −3.1% 2023
2024: +4.1% +4.1% 2024
2025: +2.4% +2.4% 2025
Change in FHFA’s price index in Lyon County, Nevada and the United States
Period
County
Nevada
U.S.
Last year (2025)
+2.4%
+2.2%
+2.9%
5 years (2020–2025)
+39%
+49%
+47%
10 years (2015–2025)
+132%
+121%
+85%
The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data
Fernley next to Lyon County, Nevada and the U.S.
Three numbers side by side. “Typical” means the median: half are above it and half below.
Typical home value
Fernley$366,700
Lyon$366,100
Nevada$435,400
United States$332,700
Typical monthly rent
Fernley$1,570
Lyon$1,326
Nevada$1,597
United States$1,413
Typical yearly household income
Fernley$89,517
Lyon$80,812
Nevada$78,260
United States$80,734
See the full table
Fernley next to Lyon County and Nevada
Measure
Fernley
Lyon County
Nevada
U.S.
Typical home value
$366,700
$366,100
$435,400
$332,700
Typical monthly rent
$1,570 ▲18% above the county
$1,326
$1,597
$1,413
Typical yearly household income
$89,517 ▲11% above the county
$80,812
$78,260
$80,734
Households that own their home
72% ▼5 points below the county
77%
60%
65%
Typical yearly property tax
$1,964 ▲18% above the county
$1,668
$2,027
$3,119
Effective property tax rate
0.54% ▲0.08 points above the county
0.46%
0.47%
0.94%
Renters with high rent for their income
44% ▼1 points below the county
45%
56%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Lyon County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.
Four ways to pay for a typical home in Fernley
For a typical $366,700 home in Fernley, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Fernley's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$2,919a month
Least cash to close
Down payment
$12,835
Cash to close
$23,836
Rate
7.18%
Mortgage insurance
FHA MIP · $162
Conventional, 5% down$2,852a month
Down payment
$18,335
Cash to close
$29,336
Rate
7.18%
Mortgage insurance
PMI · $174
Conventional, 20% down, no PMI$2,305a month
Down payment
$73,340
Cash to close
$84,341
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$2,644a month
Down payment
$55,005
Cash to close
$66,006
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Fernley
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$2,919
$12,835
$360,058
7.18%
FHA MIP · $162
$23,836
580
Conventional, 5% down
$2,852
$18,335
$348,365
7.18%
PMI · $174
$29,336
620*
Conventional, 20% down, no PMI
$2,305
$73,340
$293,360
7.18%
None
$84,341
620*
ITIN, 15% down (example)
$2,644
$55,005
$311,695
8.18%
None
$66,006
Set by the lender
The option that asks for the least cash to close is FHA, 3.5% down.
Cash to close = down payment plus 3% of the price in closing costs (example).
Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.
Typical rent in Fernley is $1,570 a month: 18% above the county. In Fernley, 44% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Lyon County, by unit size. To pay the 2-bedroom one ($1,279 a month) without spending more than 30% of your income, you would need to earn $24.60 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Lyon County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$1,076
$20.69
$43,040
1 bedroom
$1,082
$20.81
$43,280
2 bedrooms
$1,279
$24.60
$51,160
3 bedrooms
$1,771
$34.06
$70,840
4 bedrooms
$2,138
$41.12
$85,520
Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027
By ZIP code
Fair market rent by ZIP code in Fernley
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Fernley is in ZIP code 89408.
For 2 bedrooms it is $1,500: $221 more than the fair market rent for Lyon County ($1,279).
Fair market rent by ZIP code and size in Fernley, fiscal year 2027.
ZIP code
Studio
1 bd
2 bd
3 bd
4 bd
89408
$1,260
$1,270
$1,500
$2,080
$2,510
ZIP code2 bd3 bd
89408 $1,500$2,080
1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Fernley when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD)Fiscal year 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
HUD lists 6 buildings with rents for lower incomes in Fernley. These are the largest.
Lahontan Springs ApartmentsWillow Way, Fernley 8940848 homes, 47 low-income · 2 bd: 24 · 4 bd: 4 · In service since 2005 · For families
Rockwood Apartments645 Silverlace Blvd, Fernley 8940832 low-income homes · 1 bd: 8 · 2 bd: 16 · In service since 1996 · For older adults, people with disabilities, families
Fernwood Meadows625 Silverlace Blvd, Fernley 8940828 low-income homes · 1 bd: 28 · In service since 2008 · For older adults
Sandia Manor365 Jill Ct, Fernley 8940826 low-income homes · 1 bd: 14 · 2 bd: 12 · In service since 2019
Sierra Run II201 Lois Ln, Fernley 8940824 low-income homes · 1 bd: 24 · In service since 2011 · For older adults
You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.
We found no HUD-approved agencies with an office in Lyon County. The nearest ones are below; many serve by phone or online.
No down payment, repair or rent-help program on our list is for Fernley or Lyon County. The ones below are statewide in Nevada: they work in Fernley the same as in the rest of the state.
Nevada Housing Division program: up to 5% of the loan for the down payment or closing costs, with no first-time buyer requirement.Offered by Nevada Housing Division.
Nevada Housing Division program for first-time buyers: a 30-year mortgage with interest-free help for the down payment and closing costs of up to 4% of the loan, which is not forgiven.Offered by Nevada Housing Division.
$7,500 from the Nevada Housing Division for public school teachers, for the down payment and closing costs; forgiven after five years if you still live in the home.Offered by Nevada Housing Division.
No legal help resource on our list is for Fernley or Lyon County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for Fernley and all of Lyon County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.
How much does a typical home cost in Fernley?
The typical home value in Fernley is $366,700, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Lyon County it is $366,100.
How much does it cost to rent in Fernley?
Typical rent in Fernley is $1,570 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Lyon County is $1,279.
What is the FHA loan limit in Fernley?
Fernley uses the FHA limit for all of Lyon County (2026): $638,250 for a one-unit home and $1,227,400 for a four-unit home.
How much property tax do owners pay in Fernley?
The typical homeowner in Fernley pays $1,964 a year, according to the U.S. Census Bureau. That is 0.54% of the home’s value; in Lyon County, the rate is 0.46%.
Where can I find free help to buy or rent in Fernley?
We found no HUD-approved counseling agencies with an office in Lyon County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.
