Location: Lincoln County, NV | Metro: Lincoln County, NV
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $780 |
| 1 Bedroom | $870 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,410 |
| 4 Bedrooms | $1,700 |
| 5 Bedrooms | $1,972 |
| 6 Bedrooms | $2,209 |
| 7 Bedrooms | $2,386 |
| 8 Bedrooms | $2,505 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,010 | $144,210 | 0.7% | D |
U.S. Census Bureau data (2024)
The economics of Section 8 housing in ZIP code 89008, Caliente, Nevada, operate under specific financial guidelines that landlords need to understand. The SAFMR (Small Area Fair Market Rent) for a two-bedroom apartment in this ZIP code for fiscal year 2026 is set at $1,110. This figure is specifically tailored to reflect the rental costs in this particular area.
In contrast, the local market rent for a two-bedroom unit, according to the Census ACS (American Community Survey), is approximately $692. This lower market rent is important because it indicates the average rent that tenants can afford without assistance. However, the SAFMR is the maximum amount that a Section 8 voucher can cover, meaning that landlords must ensure their rent does not exceed this limit to participate in the program.
When a tenant uses a Section 8 voucher, they typically pay 30% of their adjusted income toward rent. For example, if a tenant's monthly income is $1,000, they would contribute $300 toward the rent. The remaining amount up to the SAFMR of $1,110 is covered by the government, but this includes utility allowances. These allowances vary but generally add about $200 to the total reimbursement for a two-bedroom unit. Thus, the actual reimbursement might be closer to $910, considering the tenant's contribution and utility allowance.
This means that in ZIP 89008, where the SAFMR is $1,110, a landlord could expect a total reimbursement of around $910 per month for a two-bedroom apartment, assuming the tenant's portion and utility allowances are factored in. This leaves a potential reimbursement gap or surplus depending on the landlord's set rent.
If a landlord sets the rent at the SAFMR of $1,110, they will receive the full amount, leaving no surplus but also no shortfall. If the landlord sets the rent below the SAFMR, say at $800, then there would be a surplus of $110 per month. Conversely, if the landlord sets the rent above the SAFMR, they will not be reimbursed for the excess amount, creating a reimbursement gap.
In summary, for a two-bedroom unit in ZIP 89008, the SAFMR is $1,110, and the typical reimbursement, including the tenant's portion and utility allowances, is around $910. Landlords should adjust their rents accordingly to avoid a reimbursement gap and maximize their income while participating in the Section 8 program.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.