Renting · Section 8
Data from November 2026
Renting in Lyon County, Nevada
Lyon County has a HUD fair market rent of $1,279 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,326 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $24.60 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,279
- a month, HUD, Fiscal year 2027
- 24% less than in Nevada
- Typical rent
- $1,326
- a month, Census, Average 2020–2024
- 17% less than in Nevada
- Wage needed
- $24.60
- an hour, 2 bedrooms
- Or $51,160 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 45%
- spend 30% or more of income on rent
- 20% less than in Nevada
Only here
Renting in Lyon County: what sets it apart
What this place has that others do not, from public data, most unusual first.
-
Among the neighboring counties, Pershing County has the lowest typical rent ($715), 46% below the $1,326 in Lyon County.
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 Lyon 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 Lyon County was $2,095 a month in September 2026: 6.2% 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 | $1,076 | $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 |
HUD area: Lyon County, NV 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 8 ZIP codes in Lyon County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,150 in 89447 to $1,690 in 89403. 5 ZIP codes are above the county's fair market rent ($1,279).
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)
| 89403 | Lyon County, NV | $1,170 | $1,350 | $1,690 | $2,290 | $2,660 |
|---|---|---|---|---|---|---|
| 89403 | Reno, NV | $1,170 | $1,350 | $1,690 | $2,290 | $2,660 |
| 89428 | Lyon County, NV | $1,160 | $1,230 | $1,520 | $2,080 | $2,490 |
| 89429 | Lyon County, NV | $1,020 | $1,020 | $1,210 | $1,680 | $2,020 |
| 89430 | Lyon County, NV | $970 | $980 | $1,200 | $1,660 | $2,010 |
| 89444 | Douglas County, NV | $1,000 | $1,170 | $1,450 | $2,010 | $2,430 |
| 89444 | Lyon County, NV | $1,000 | $1,170 | $1,450 | $2,010 | $2,430 |
| 89447 | Lyon County, NV | $970 | $970 | $1,150 | $1,600 | $1,930 |
- 89403 · Lyon County, NV $1,690$2,290
- 89403 · Reno, NV $1,690$2,290
- 89428 · Lyon County, NV $1,520$2,080
- 89429 · Lyon County, NV $1,210$1,680
- 89430 · Lyon County, NV $1,200$1,660
- 89444 · Douglas County, NV $1,450$2,010
- 89444 · Lyon County, NV $1,450$2,010
- 89447 · Lyon County, NV $1,150$1,600
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 Lyon County, 45% 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.
45%
of renter households spend 30% or more of their income on rent.
5,543 households rent in Lyon County
- Spend half or more of their income 21%
- Spend 30% or more, but less than half 24%
- Spend less than 30% 55%
Compared with the state and the country
- Lyon 45%
- Nevada 56%
- United States 51%
Low-income apartments
Low-income apartments in Lyon County
HUD lists 12 properties with homes for low-income households in Lyon 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
386 homes in all; 360 of them low-income, according to HUD.
- Highland at Vista Tax credit (LIHTC) 3501 Vista Grande BLVD., Dayton 89403 52 homes, 51 low-income · 1 bd: 10 · 2 bd: 30 · 3 bd: 12 · In service since 2019
- Lahontan Springs Apartments Tax credit (LIHTC) Willow Way, Fernley 89408 48 homes, 47 low-income · 2 bd: 24 · 4 bd: 4 · In service since 2005 · For families
- Rockwood Apartments Tax credit (LIHTC) 645 Silverlace Blvd, Fernley 89408 32 low-income homes · 1 bd: 8 · 2 bd: 16 · In service since 1996 · For older adults, people with disabilities, families
- Yerington Garden Apts. Tax credit (LIHTC) 608 Surprise Ave, Yerington 89447 32 homes, 31 low-income · 1 bd: 4 · 2 bd: 20 · In service since 1999 · For families
- Yerington Manor HUD-assisted 101 S Mountain View St, Yerington 89447 52 homes, 30 low-income · For older adults · (775) 463-3978
- Fernwood Meadows Tax credit (LIHTC) 625 Silverlace Blvd, Fernley 89408 28 low-income homes · 1 bd: 28 · In service since 2008 · For older adults
- Sandia Manor Tax credit (LIHTC) 365 Jill Ct, Fernley 89408 26 low-income homes · 1 bd: 14 · 2 bd: 12 · In service since 2019
- River Valley Apartments Tax credit (LIHTC) 350 Dayton Valley Rd, Dayton 89403 24 low-income homes · 2 bd: 12 · In service since 2000 · For families
- Sierra Run II Tax credit (LIHTC) 201 Lois Ln, Fernley 89408 24 low-income homes · 1 bd: 24 · In service since 2011 · For older adults
- Silverado Apartments Tax credit (LIHTC) 3160 Elm St, Silver Springs 89429 24 low-income homes · 1 bd: 24 · In service since 1997 · For older adults, people with disabilities
- Dayton Valley Village II Tax credit (LIHTC) 369 Dayton Valley Rd, Dayton 89403 22 low-income homes · 2 bd: 16 · In service since 1995 · For older adults, people with disabilities, families
- Sierra Run Apartments Tax credit (LIHTC) 237 Meadow Circle, Fernley 89408 22 homes, 21 low-income · 1 bd: 9 · 2 bd: 12 · In service since 2008 · For families
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 Lyon 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 Lyon County; the state's agencies can help you. 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 | $21,850 | $36,400 | $58,250 |
| 2 people | $25,000 | $41,600 | $66,600 |
| 3 people | $28,100 | $46,800 | $74,900 |
| 4 people | $33,000 | $52,000 | $83,200 |
| 5 people | $38,680 | $56,200 | $89,900 |
| 6 people | $44,360 | $60,350 | $96,550 |
| 7 people | $50,040 | $64,500 | $103,200 |
| 8 people | $55,720 | $68,650 | $109,850 |
Area median income: $97,800. HUD income limits by family size, Fiscal year 2026. Area: Lyon County, NV HUD Metro FMR Area. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $968 – $1,184
- 1 bedroom $974 – $1,190
- 2 bedrooms $1,151 – $1,407
- 3 bedrooms $1,594 – $1,948
- 4 bedrooms $1,924 – $2,352
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 Lyon 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 Lyon County
HUD lists no counseling agencies near in Lyon 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 Lyon 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
$2,558
What you need before you get the keys.
What adds up
- First month
- $1,279
- Security deposit
- $1,279
- Total
- $2,558
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 Lyon County?
According to HUD (Fiscal year 2027): Studio: $1,076; 1 bedroom: $1,082; 2 bedrooms: $1,279; 3 bedrooms: $1,771; 4 bedrooms: $2,138. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Lyon County?
Paying the 2-bedroom fair market rent ($1,279) without spending more than 30% of income takes $24.60 an hour full time, or $51,160 a year.
Who qualifies for Section 8 in Lyon County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $52,000 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 Lyon 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 $1,151 and $1,407 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Lyon County?
For 2 bedrooms they run from $1,150 in 89447 to $1,690 in 89403. 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 Lyon County?
HUD lists 12 properties with homes for low-income households in Lyon 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 Lyon County?
HUD counts rent as a burden when it reaches 30% of income or more. In Lyon County, 45% of renter households are in that position; in Nevada, 56%, and nationwide, 51% (Average 2020–2024, Census).