Location: Douglas County, NV | Metro: Douglas County, NV
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,100 |
| 1 Bedroom | $1,200 |
| 2 Bedrooms | $1,570 |
| 3 Bedrooms | $2,170 |
| 4 Bedrooms | $2,620 |
| 5 Bedrooms | $3,039 |
| 6 Bedrooms | $3,404 |
| 7 Bedrooms | $3,676 |
| 8 Bedrooms | $3,860 |
U.S. Census Bureau data (2024)
The ZIP code 89413 is situated in a high-end, exclusive neighborhood within Las Vegas, Nevada. This area is characterized by its affluent residents and luxurious real estate. With a total population of just 737, it's clear that 89413 is a sparsely populated zone, primarily favored by homeowners rather than renters, given that only 3.5% of the residents are tenants. The median household income in this ZIP code stands at an impressive $232,361, which underscores the financial stability and wealth of its inhabitants. Additionally, the median home value is a staggering $3,185,662, indicating that this is indeed a premium residential area.
Moving into the realm of rental economics, the Fair Market Rent (FMR) for ZIP 89413, as determined by HUD for the fiscal year 2026, is set at $1,620. However, due to the limited rental market presence, specific data regarding the average market rent is not available. This scarcity of rental units means that the demand for affordable housing solutions is minimal, making it a niche market for Section 8 vouchers.
In evaluating whether this ZIP code suits a hands-off voucher operator or requires a more hands-on approach for value-add investments, the answer leans towards the former. Given the low percentage of renters and the high median income levels, the potential for a large influx of new tenants seeking subsidized housing is slim. Therefore, landlords operating in 89413 can expect a stable tenant pool with fewer administrative hassles associated with managing a property under the Section 8 program. The lack of competition in the rental sector also means that maintaining properties at the required standard for voucher eligibility might be less challenging compared to densely populated areas with higher rental demands.
Overall, 89413 presents a unique opportunity for investors who prefer a straightforward, low-maintenance approach to managing Section 8 properties. The combination of high-income residents and limited rental supply makes it a favorable environment for those seeking to operate without the complexities often found in more competitive markets.
Data Sources: FMR data from HUD (2027). 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.