Location: Reno, NV | Metro: Reno, 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 | $1,640 |
| 1 Bedroom | $1,870 |
| 2 Bedrooms | $2,350 |
| 3 Bedrooms | $3,140 |
| 4 Bedrooms | $3,640 |
| 5 Bedrooms | $4,222 |
| 6 Bedrooms | $4,729 |
| 7 Bedrooms | $5,107 |
| 8 Bedrooms | $5,362 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,870 | $580,861 | 0.32% | F |
| 2BR | $2,350 | $853,381 | 0.28% | F |
| 3BR | $3,140 | $1,353,990 | 0.23% | F |
| 4BR | $3,640 | $2,446,973 | 0.15% | F |
| 5BR | $4,222 | $4,772,526 | 0.09% | F |
U.S. Census Bureau data (2024)
The dynamics of ZIP 89451, Incline Village, NV, reveal a market in motion where demand appears to closely match supply. With a Fair Market Rent (FMR) set at $2150 for the fiscal year 2024, and a market rent of $3,447 as indicated by ZORI, there is a notable gap between subsidized rents and market rates, suggesting that the local rental market is robust and likely experiencing upward pressure.
The low price-cut share of 0.1% indicates that landlords are generally not having to reduce their asking prices to attract tenants, which is a positive sign for maintaining rental income levels. Additionally, the Days on Market (DOM) figure of 65 days suggests that properties are moving relatively quickly once they come onto the market, further supporting the notion of a balanced market.
A median home value of $1,428,571 places Incline Village among some of the most expensive real estate markets in the country. This high median value implies a strong preference for homeownership, but it also highlights the significant investment required to enter the market. The 28.9% renter share is indicative of a substantial number of residents who prefer or must rely on renting, which can be a long-term source of housing pressure.
The high renter share signals ongoing demand for rental properties, even in a high-value area. Landlords and small-portfolio investors should recognize that this percentage reflects a segment of the population that may include retirees, seasonal residents, or those who choose not to purchase property due to its high cost. This scenario creates a steady demand for rental units, potentially leading to sustained rental income opportunities.
In summary, ZIP 89451 presents a market where rental demand is strong, evidenced by the gap between FMR and market rent, low price-cut share, and quick turnover of listings. The high median home value and significant renter share suggest a dynamic environment with continuous interest in rental properties, making it an attractive location for landlords and small-portfolio investors looking for stable rental yields.
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.