Renting · Section 8
Data from November 2026
Renting in San Miguel County, New Mexico
San Miguel County has a HUD fair market rent of $1,077 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $823 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $20.71 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,077
- a month, HUD, Fiscal year 2027
- 16% less than in New Mexico
- Typical rent
- $823
- a month, Census, Average 2020–2024
- 23% less than in New Mexico
- Wage needed
- $20.71
- an hour, 2 bedrooms
- Or $43,080 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 56%
- spend 30% or more of income on rent
- 12% more than in New Mexico
Only here
Renting in San Miguel County: what sets it apart
What this place has that others do not, from public data, most unusual first.
-
16% of households in San Miguel County have no internet at home, against 10% in New Mexico.
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 San Miguel 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)
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $796 | $15.31 | $31,840 |
| 1 bedroom | $925 | $17.79 | $37,000 |
| 2 bedrooms | $1,077 | $20.71 | $43,080 |
| 3 bedrooms | $1,491 | $28.67 | $59,640 |
| 4 bedrooms | $1,689 | $32.48 | $67,560 |
HUD area: San Miguel County, NM. 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 23 ZIP codes in San Miguel County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,050 in 87711 to $1,550 in 87573. 16 ZIP codes are above the county's fair market rent ($1,077).
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)
| 87538 | San Miguel County, NM | $880 | $1,030 | $1,190 | $1,650 | $1,870 |
|---|---|---|---|---|---|---|
| 87552 | San Miguel County, NM | $1,140 | $1,260 | $1,520 | $1,910 | $2,010 |
| 87552 | Santa Fe, NM | $1,140 | $1,260 | $1,520 | $1,910 | $2,010 |
| 87560 | San Miguel County, NM | $800 | $930 | $1,080 | $1,500 | $1,690 |
| 87562 | San Miguel County, NM | $800 | $930 | $1,080 | $1,500 | $1,690 |
| 87565 | San Miguel County, NM | $800 | $930 | $1,080 | $1,500 | $1,690 |
| 87569 | San Miguel County, NM | $800 | $930 | $1,080 | $1,500 | $1,690 |
| 87573 | San Miguel County, NM | $1,160 | $1,280 | $1,550 | $1,950 | $2,120 |
| 87573 | Santa Fe, NM | $1,160 | $1,280 | $1,550 | $1,950 | $2,120 |
| 87583 | San Miguel County, NM | $800 | $930 | $1,080 | $1,500 | $1,690 |
| 87701 | San Miguel County, NM | $790 | $920 | $1,070 | $1,480 | $1,680 |
| 87711 | Guadalupe County, NM | $790 | $860 | $1,050 | $1,420 | $1,650 |
| 87711 | San Miguel County, NM | $790 | $860 | $1,050 | $1,420 | $1,650 |
| 87731 | San Miguel County, NM | $830 | $970 | $1,120 | $1,550 | $1,760 |
| 87742 | Mora County, NM | $800 | $900 | $1,060 | $1,460 | $1,660 |
| 87742 | San Miguel County, NM | $800 | $900 | $1,060 | $1,460 | $1,660 |
| 87745 | Mora County, NM | $800 | $930 | $1,080 | $1,500 | $1,690 |
| 87745 | San Miguel County, NM | $800 | $930 | $1,080 | $1,500 | $1,690 |
| 87746 | Harding County, NM | $810 | $910 | $1,070 | $1,480 | $1,680 |
| 87746 | San Miguel County, NM | $810 | $910 | $1,070 | $1,480 | $1,680 |
| 88416 | San Miguel County, NM | $800 | $930 | $1,080 | $1,500 | $1,690 |
| 88421 | San Miguel County, NM | $800 | $930 | $1,080 | $1,500 | $1,690 |
| 88439 | San Miguel County, NM | $800 | $930 | $1,080 | $1,500 | $1,690 |
- 87538 · San Miguel County, NM $1,190$1,650
- 87552 · San Miguel County, NM $1,520$1,910
- 87552 · Santa Fe, NM $1,520$1,910
- 87560 · San Miguel County, NM $1,080$1,500
- 87562 · San Miguel County, NM $1,080$1,500
- 87565 · San Miguel County, NM $1,080$1,500
- 87569 · San Miguel County, NM $1,080$1,500
- 87573 · San Miguel County, NM $1,550$1,950
- 87573 · Santa Fe, NM $1,550$1,950
- 87583 · San Miguel County, NM $1,080$1,500
- 87701 · San Miguel County, NM $1,070$1,480
- 87711 · Guadalupe County, NM $1,050$1,420
- 87711 · San Miguel County, NM $1,050$1,420
- 87731 · San Miguel County, NM $1,120$1,550
- 87742 · Mora County, NM $1,060$1,460
- 87742 · San Miguel County, NM $1,060$1,460
- 87745 · Mora County, NM $1,080$1,500
- 87745 · San Miguel County, NM $1,080$1,500
- 87746 · Harding County, NM $1,070$1,480
- 87746 · San Miguel County, NM $1,070$1,480
- 88416 · San Miguel County, NM $1,080$1,500
- 88421 · San Miguel County, NM $1,080$1,500
- 88439 · San Miguel County, NM $1,080$1,500
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 San Miguel County, 56% of renter households are in that position; in New Mexico, 50%, 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.
56%
of renter households spend 30% or more of their income on rent.
3,213 households rent in San Miguel County
- Spend half or more of their income 34%
- Spend 30% or more, but less than half 22%
- Spend less than 30% 44%
Compared with the state and the country
- San Miguel 56%
- New Mexico 50%
- United States 51%
Low-income apartments
Low-income apartments in San Miguel County
HUD lists 12 properties with homes for low-income households in San Miguel County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 7
- HUD-assisted
- 2
- public housing
- 3
684 homes in all; 680 of them low-income, according to HUD.
- Las Vegas Public housing 2120 Hot Springs Blvd, Las Vegas 87701 262 homes, 260 low-income · Run by Northern Regional Housing Authority · Average payment: $421 a month · Average wait: 6 months · Homes at several sites · (505) 425-9463
- Monte Vista HUD-assisted 500 Mountain View Dr, Las Vegas 87701 70 low-income homes · For families · (505) 454-0098
- Villa Las Vegas Tax credit (LIHTC) 200 Mountain View Dr, Las Vegas 87701 60 low-income homes · 2 bd: 16 · 3 bd: 44 · In service since 2002
- Gallinas Valley Apts Tax credit (LIHTC) 2612 7th St, Las Vegas 87701 44 low-income homes
- Kristin Park Apts Tax credit (LIHTC) 1000 Mora Ave, Las Vegas 87701 44 low-income homes
- Casa Alegre Apts Phase I Tax credit (LIHTC) 400 Mountain View Dr, Las Vegas 87701 42 low-income homes
- North Star Apts Tax credit (LIHTC) 333 Chico Dr, Las Vegas 87701 40 low-income homes · In service since 1996
- San Miguel Senior Apts Tax credit (LIHTC) 2710 Collins Dr, Las Vegas 87701 40 low-income homes · 1 bd: 40 · In service since 1995
- Operation Breakthrough Public housing 110 Chamisa Cir, Pecos 87552 32 homes, 31 low-income · Run by Housing Authority of the Village of Pecos · Average payment: $562 a month · Average wait: 1 month · (505) 757-6380
- Vista Gallinas HUD-assisted 2525 Ridge Runner Rd, Las Vegas 87701 29 homes, 28 low-income · For people with disabilities · (505) 454-1093
- Casa Alegre Apts Phase II Tax credit (LIHTC) 400 Mountain View Dr, Las Vegas 87701 20 low-income homes · In service since 1993
- Las Vegas 5(h) Replacements Public housing 2412 Cholla St, Las Vegas 87701 1 low-income home · Run by Northern Regional Housing Authority · Homes at several sites · (505) 425-9463
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 San Miguel County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 3 agencies serve in San Miguel County. 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)
-
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 | $15,960 | $26,050 | $41,650 |
| 2 people | $21,640 | $29,750 | $47,600 |
| 3 people | $27,320 | $33,450 | $53,550 |
| 4 people | $33,000 | $37,150 | $59,450 |
| 5 people | $38,680 | $40,150 | $64,250 |
| 6 people | $43,100 | $43,100 | $69,000 |
| 7 people | $46,100 | $46,100 | $73,750 |
| 8 people | $49,050 | $49,050 | $78,500 |
Area median income: $74,300. HUD income limits by family size, Fiscal year 2026. Area: San Miguel County, NM. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $716 – $876
- 1 bedroom $833 – $1,018
- 2 bedrooms $969 – $1,185
- 3 bedrooms $1,342 – $1,640
- 4 bedrooms $1,520 – $1,858
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
- Housing Authority of San Miguel County Section 8 vouchers · 181 vouchers (575) 322-2171 Housing Authority of San Miguel County: maryann@socorrohousing.org
- Housing Authority of the Village of Pecos Public housing · 31 public housing units (505) 757-6380 Housing Authority of the Village of Pecos: pha@cybermesa.com
- Housing Authority of the County of San Miguel Public housing (505) 454-1813
Housing agencies in New Mexico Source: HUD, Retrieved November 6, 2026
Your rights as a tenant in New Mexico
What New Mexico 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.
- If I fall behind on rent, what notice must I get?
- 3 days
- NMSA 1978, §47-8-33(D)
- How much notice ends a month-to-month rental?
- 30 days
- NMSA 1978, §47-8-37(A)-(B)
- Only a court order can remove youNMSA 1978, §47-8-36; §47-8-33
Help
Where to get help with rent in San Miguel County
HUD lists no counseling agencies near in San Miguel 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 San Miguel 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 New Mexico, the average home bill was $93 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
$2,154
What you need before you get the keys.
What adds up
- First month
- $1,077
- Security deposit
- $1,077
- Total
- $2,154
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 San Miguel County?
According to HUD (Fiscal year 2027): Studio: $796; 1 bedroom: $925; 2 bedrooms: $1,077; 3 bedrooms: $1,491; 4 bedrooms: $1,689. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in San Miguel County?
Paying the 2-bedroom fair market rent ($1,077) without spending more than 30% of income takes $20.71 an hour full time, or $43,080 a year.
Who qualifies for Section 8 in San Miguel County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $37,150 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 San Miguel 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 $969 and $1,185 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in San Miguel County?
For 2 bedrooms they run from $1,050 in 87711 to $1,550 in 87573. 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 San Miguel County?
HUD lists 12 properties with homes for low-income households in San Miguel County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. 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 San Miguel County?
HUD counts rent as a burden when it reaches 30% of income or more. In San Miguel County, 56% of renter households are in that position; in New Mexico, 50%, and nationwide, 51% (Average 2020–2024, Census).