Location: Douglas County, NV | Metro: Lyon County, NV HUD Metro FMR Area
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 | $1,000 |
| 1 Bedroom | $1,170 |
| 2 Bedrooms | $1,450 |
| 3 Bedrooms | $2,010 |
| 4 Bedrooms | $2,430 |
| 5 Bedrooms | $2,819 |
| 6 Bedrooms | $3,157 |
| 7 Bedrooms | $3,410 |
| 8 Bedrooms | $3,581 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $2,010 | $558,419 | 0.36% | F |
| 4BR | $2,430 | $679,329 | 0.36% | F |
U.S. Census Bureau data (2024)
15.2% of residents in ZIP 89444 are renters, indicating a modest demand for rental properties. The Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $1,320, which is slightly below the Census ACS reported market rent of $1,368. This suggests that landlords can expect to charge close to the FMR without significant vacancy risks.
$536,678 is the median home value in ZIP 89444, reflecting a relatively stable housing market. However, the median income of $58,726 is a critical factor to consider, as it implies that many residents may struggle to afford market rents. Landlords should be prepared to offer competitive rates to attract tenants.
The absence of data on days on market (DOM) and the percentage of price-cut share indicates either a lack of recent sales activity or insufficient data to draw meaningful conclusions about the speed at which properties are selling and the frequency of price reductions.
In ZIP 89444, the gap between the FMR and the market rent is narrow, at just $48. This means that Section 8 vouchers could cover most of the rental costs for eligible tenants, making it a viable option for landlords looking to fill units.
Given the $58,726 median income, many potential tenants might rely on Section 8 vouchers to afford their living space. Landlords should consider the program's benefits, such as guaranteed rent payments through the government, when deciding whether to participate.
A closer look at the $1,320 FMR shows that it aligns well with the overall economic conditions of ZIP 89444. While the median home value is high at $536,678, the median income suggests that homeownership is less common, further supporting the importance of rental properties.
The slight discrepancy between the FMR and the market rent, with the latter being $1,368, is a positive sign for landlords. It indicates that there is a small premium that can be charged over the FMR, potentially allowing for better profit margins.
Section 8 participation in ZIP 89444 is advisable due to the economic realities reflected in the $58,726 median income and the modest demand for rentals. The program can provide a steady stream of income, with the government covering any shortfalls between the voucher amount and the market rent.
Verdict: Landlords in ZIP 89444 should consider participating in Section 8 given the alignment between FMR and market rents, along with the economic conditions favoring subsidized housing options.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). 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.