County FMR · HUD FY2026
Lyon County Fair Market Rent
HUD's FY2026 Fair Market Rent for Lyon County, NV - 12% above the US average.
- $1,076
- 1-bedroom FMR
- $1,272
- 2-bedroom FMR
- +0.7%
- YoY change
- +12%
- vs US avg
The verdict
Lyon is the 5th cheapest of 17 counties in Nevada by 2-bedroom FMR.
- #5
- cheapest of 17 in Nevada (2BR)
- -5%
- vs the state average
- $43,040
- income to afford it (30% rule)
- +0.7%
- YoY, FY2025→2026
Software Developers spend the smallest share of income on rent here (10%), while Fast Food and Counter Workers spend the most (44.2%).
FY 2026 HUD Fair Market Rent for Lyon County, NV. Verify with HUD →
Lyon County, Nevada carries an FY 2026 1-bedroom Fair Market Rent of $1,076 per month, the federal benchmark HUD publishes for this county. A 2-bedroom costs $1,272/mo and a studio is $1,070/mo. That's 12% above the national benchmark of $959 and 5% below the Nevada average of $1,135.
Rent increased0.7% from FY 2025 ($1,069), roughly tracking inflation. To afford rent here, a household needs at least $43,040/year based on the 30% affordability rule.
FY 2026 HUD Fair Market Rents in Nevada. Population: 59,435. Population grew 14.1% over the past five years (Census ACS) - among the faster-growing counties nationally, a trend that typically adds upward pressure on rents. That's faster than Nevada's statewide growth of +7.5% over the same period.
What these rents mean for Lyon County
The Lyon County FMR area applies to all ZIP codes inside the county boundary, and Nevada's housing authorities use it as the baseline for Section 8 Housing Choice Voucher payment standards. See how FMR is calculated for the full 40th-percentile methodology and payment-standard rules.
Compared to the rest of the country, a 1-bedroom here is 12% above the US average of $959 and 5% lower than the Nevada state average of $1,135. The 1-bedroom FMR went from$1,069 in FY 2025 to $1,076 in FY 2026 - a change of +0.7%, which tracks roughly with broader price trends.
At the FY 2026 1-bedroom FMR of $1,076, affording it under the 30%-of-income rule takes $43,040 per year (about $3,587/month) in household income, and a 2-bedroom at $1,272 pushes that threshold even higher. With a population of 59,435 and a county median household income of $73,460, the arithmetic here directly shapes which wage earners can rent without being cost-burdened.
Fair Market Rents (2026)
Year-over-Year Comparison
| Bedrooms | FY 2025 | FY 2026 | Change |
|---|---|---|---|
| Studio | $1,062 | $1,070 | +$8 (+0.8%) |
| 1 Bedroom | $1,069 | $1,076 | +$7 (+0.7%) |
| 2 Bedroom | $1,249 | $1,272 | +$23 (+1.8%) |
| 3 Bedroom | $1,750 | $1,769 | +$19 (+1.1%) |
| 4 Bedroom | $2,097 | $2,134 | +$37 (+1.8%) |
Affordability Snapshot
Based on the standard that rent should not exceed 30% of gross income:
Rent Burden Analysis
How much of household income goes to rent in Lyon County. The 30% threshold indicates cost burden.
How we calculate this
Rent burden = (FMR × 12) ÷ county median household income. Required income = (FMR × 12) ÷ 0.3, the federal 30%-of-gross-income rule HUD uses to define cost burden. Median household income is from the U.S. Census Bureau's American Community Survey; FMR is from HUD's FY2026 release. See methodology.
Lyon County 2-bedroom rent burden
Where Lyon sits among every US county
2-bedroom Fair Market Rent vs. all 3,145 HUD counties
$1,272 Top 26% higher than 74% of 3,145 counties
Each bar is a $0.2K-wide band; taller bars hold more counties. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.
Source U.S. Department of Housing and Urban Development, Fair Market Rents · FY2026
How Lyon compares on 1-bedroom rent
1-bedroom FMR vs other Nevada counties
- Washoe
Washoe County
$1,489 1BR FMR / mo
- Clark
Clark County
$1,478 1BR FMR / mo
- Douglas
Douglas County
$1,291 1BR FMR / mo
- Carson City
Carson City
$1,212 1BR FMR / mo
- Elko
Elko County
$1,166 1BR FMR / mo
- Lyon
Lyon County
$1,076 1BR FMR / mo
- Nye
Nye County
$1,000 1BR FMR / mo
What this shows Lyon is highlighted. Nearby Nevada counties by 1-bedroom FMR, highest to lowest: Washoe County ($1,489), Clark County ($1,478), Douglas County ($1,291), Carson City ($1,212), Elko County ($1,166), Lyon County (this county) ($1,076), Nye County ($1,000).
Can Common Jobs Afford Rent Here?
How a 1-bedroom at $1,076/mo compares to Nevada salaries for popular occupations (BLS wage data, 30%-of-income rule).
| Occupation | NV Salary | Rent Burden | Verdict |
|---|---|---|---|
| Software Developers | $129,030 | 10% | Affordable |
| Registered Nurses | $101,990 | 12.7% | Affordable |
| General & Operations Managers | $94,990 | 13.6% | Affordable |
| Police & Sheriff's Patrol Officers | $78,670 | 16.4% | Affordable |
| Accountants & Auditors | $78,220 | 16.5% | Affordable |
| Electricians | $64,950 | 19.9% | Affordable |
| Elementary School Teachers | $62,420 | 20.7% | Affordable |
| Paralegals & Legal Assistants | $62,090 | 20.8% | Affordable |
| Heavy & Tractor-Trailer Truck Drivers | $60,900 | 21.2% | Affordable |
| Pharmacy Technicians | $46,670 | 27.7% | Affordable |
| Customer Service Representatives | $38,950 | 33.2% | Stretched |
| Janitors & Cleaners | $36,480 | 35.4% | Stretched |
| Retail Salespersons | $33,430 | 38.6% | Stretched |
| Teaching Assistants | $30,450 | 42.4% | Stretched |
| Fast Food & Counter Workers | $29,180 | 44.2% | Stretched |
Rent Trends (2020–2026)
7-year Fair Market Rent history for Lyon County. Shows how HUD rental rates have changed over time.
Over the 6-year span HUD has tracked for Lyon (FY 2020-2026), the 1-bedroom Fair Market Rent has risen 69.4% overall, from $635 to $1,076. The path there hasn't been smooth: year-over-year moves have swung by as much as 25.9% (FY 2022), a volatility pattern that makes single-year comparisons a poor guide to the underlying trend.
| Year | Studio | 1 BR | 2 BR |
|---|---|---|---|
| FY 2026 ↑0.7% | $1,070 | $1,076 | $1,272 |
| FY 2025 ↑1.6% | $1,062 | $1,069 | $1,249 |
| FY 2024 ↑13.6% | $1,006 | $1,052 | $1,225 |
| FY 2023 ↑16.0% | $834 | $926 | $1,097 |
| FY 2022 ↑25.9% | $776 | $798 | $994 |
| FY 2021 ↓0.2% | $630 | $634 | $808 |
| FY 2020 | $631 | $635 | $836 |
Part of the Reno, NV Metro Area
Lyon County is a outlying county of the Reno, NV metropolitan statistical area, alongside 2 other metro-area counties.
Lyon County ranks #3 of 3 counties in this metro area by 1-bedroom FMR. Every county sharing this metro, highest to lowest: Washoe County ($1,489), Storey County ($1,489), Lyon County (this county) ($1,076).
Nearby Counties in Nevada
Largest counties by population in Nevada
Frequently Asked Questions
What is the average rent in Lyon County? ▼
How does Lyon County rent compare to the national average? ▼
What income do I need to afford rent in Lyon County? ▼
Is rent going up or down in Lyon County? ▼
Which jobs can afford rent in Lyon County? ▼
How much has rent changed in Lyon County over time? ▼
How does Fair Market Rent affect Section 8 vouchers in Lyon County? ▼
What does Fair Market Rent mean for Lyon County? ▼
What this means for renters
Treat Lyon's FY2026 Fair Market Rent as HUD's affordability benchmark, not a market quote.
- Budget to roughly 30% of income: the FY2026 1-bedroom FMR of $1,076 implies about $43,040/yr to rent without being cost-burdened. Run your numbers
- Compare this county against nearby metros and states before signing a lease. Compare areas
- See where it sits on the national rent map. View rankings
Fair Market Rent is HUD's 40th-percentile policy benchmark used to set Housing Choice Voucher payment standards. Actual asking rents in Lyon can run higher or lower, and HUD updates FMRs once a year. This page is informational and not financial or relocation advice.
Disclaimer: This information is provided for informational purposes only and does not constitute professional advice. Data is sourced from the U.S. Census Bureau and HUD Fair Market Rents. Consult a qualified professional before making decisions based on this data.
Every figure on PlainRent is rendered directly from HUD's published Fair Market Rent records, no number is typed in by an editor. See our editorial standards & corrections policy, the methodology behind these numbers, or report a data error. Data current as of FY 2026.