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; nationally it ranks #818 most expensive of 3,145 HUD counties.

#818
most expensive of 3,145 US counties (2BR)
#5
cheapest of 17 in Nevada (2BR)
-5%
vs the state average
$43,040
income to afford it (30% rule)

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. Under the 30% rule, affordability starts near $43,040/year for a 1-bedroom.

Observed renter burden: 42.7% of the 5,485 renter households counted by ACS paid at least 30% of income in gross rent. This ACS 2023 household measure is distinct from HUD's FY2026 Fair Market Rent benchmark above.

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.

FMR filing desk

Area LYON·COUNTY·NV·NV

Lyon County, NV: $1,076/mo 1BR · #818 of 3145 counties (2BR) · FY2026

  • FMR-AREA NV
  • 1BR-FMR $1,076
  • 2BR-FMR $1,272
  • RANK-MID #818
  • YOY-FLAT +0.7%
  • VSUS-ABOVE +12%
  • VS-ST-NEAR -5% NV
  • INC-ROOM 18%
  • POP-MID 59K
  • PHOTO-NEAR Clark County
  • VOUCH-90-110 $968–$1,184
  • FY-2026 FY2026

Photo-finish peer: Clark ($402 1BR gap)

Read with: How Fair Market Rent works

Fair Market Rents (2026)

Studio
State avg: $1,056 · US avg: $893
$1,070/mo
↑ 0.8% YoY +1% vs state +20% vs US
1 Bedroom
State avg: $1,135 · US avg: $959
$1,076/mo
↑ 0.7% YoY -5% vs state +12% vs US
2 Bedroom
State avg: $1,428 · US avg: $1,175
$1,272/mo
↑ 1.8% YoY -11% vs state +8% vs US
3 Bedroom
State avg: $1,941 · US avg: $1,525
$1,769/mo
↑ 1.1% YoY -9% vs state +16% vs US
4 Bedroom
State avg: $2,352 · US avg: $1,756
$2,134/mo
↑ 1.8% YoY -9% vs state +22% vs US

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%)

Rent Burden Analysis

How much of household income goes to rent in Lyon County. The 30% threshold indicates cost burden.

Studio
17.5%
Affordable
Need $42,800/yr for 30% rule
1 Bedroom
17.6%
Affordable
Need $43,040/yr for 30% rule
2 Bedroom
20.8%
Affordable
Need $50,880/yr for 30% rule
3 Bedroom
28.9%
Affordable
Need $70,760/yr for 30% rule
4 Bedroom
34.9%
Burdened
Need $85,360/yr for 30% rule
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.

0%100%National avg22%20.8%
Lyon County 2-bedroom rent burden
County median income: $73,460 · National avg burden: 21.7% ·View Nevada 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

$600–$800: 23 counties (1%). Below this entry. $800–$1,000: 1,406 counties (45%). Below this entry. $1,000–$1,200: 723 counties (23%). Below this entry. $1,200–$1,400: 417 counties (13%). This entry sits in this band. $1,400–$1,600: 181 counties (6%). Above this entry. $1,600–$1,800: 172 counties (5%). Above this entry. $1,800–$2,000: 108 counties (3%). Above this entry. $2,000–$2,200: 29 counties (1%). Above this entry. $2,200–$2,400: 40 counties (1%). Above this entry. $2,400–$2,600: 13 counties (0%). Above this entry. $2,600–$2,800: 9 counties (0%). Above this entry. $2,800–$3,000: 15 counties (0%). Above this entry. $3,000–$3,200: 3 counties (0%). Above this entry. $3,200–$3,400: 1 counties (0%). Above this entry. $3,400–$3,600: 1 counties (0%). Above this entry. $3,600–$3,800: 3 counties (0%). Above this entry. $3,800–$4,000: 0 counties (0%). Above this entry. $4,000–$4,200: 0 counties (0%). Above this entry. $4,200–$4,400: 1 counties (0%). Above this entry. This county $600 $4,400 every US county, bucketed by value

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

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).

Source U.S. Department of Housing and Urban Development (HUD) As of FY2026

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
Salaries: BLS OES (Nevada) median · 30% = affordable threshold · Try the salary calculator →

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.

$600$700$800$900$1,000$1,100 FY2020FY2021FY2022FY2023FY2024FY2025FY2026 $1,076
Lyon County 1-bedroom Fair Market Rent, FY2020–FY2026
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
Total change (6yr): +69.4%
Annualized: +9.2%/yr
1 BR: $635 → $1,076

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).

Washoe County
1 BR: $1,489/mo
Storey County
1 BR: $1,489/mo
Lyon County (this county)
1 BR: $1,076/mo

Nationwide peers by 2BR FMR & rent burden

Two PlainRent-derived comparison paths for Lyon County, both outside Nevada so the link neighborhoods are not the same-state geography lattice above. Axes stay disjoint: burden peers exclude the FMR peer set.

Similar 2-bedroom FMR

Nearest HUD 2BR Fair Market Rents outside NV (FY2026).

Jefferson County
KY · 2 BR $1,272/mo
Fayette County
KY · 2 BR $1,272/mo
Clark County
IN · 2 BR $1,272/mo
Bullitt County
KY · 2 BR $1,272/mo

Similar rent burden

Nearest 2BR FMR as a share of median household income (outside NV).

Bollinger County
MO · 20.8% of income · 2 BR $992/mo
McHenry County
IL · 20.8% of income · 2 BR $1,781/mo
Abbeville County
SC · 20.8% of income · 2 BR $902/mo
Grant County
WA · 20.8% of income · 2 BR $1,232/mo

Nearby Counties in Nevada

Largest counties by population in Nevada

Showing the 8 largest of 16 other counties in Nevada.

Clark County
1 BR: $1,478/mo Pop: 2,265,926
Washoe County
1 BR: $1,489/mo Pop: 486,674
Carson City
1 BR: $1,212/mo Pop: 58,249
Elko County
1 BR: $1,166/mo Pop: 53,600
Nye County
1 BR: $1,000/mo Pop: 51,698
Douglas County
1 BR: $1,291/mo Pop: 49,476
Churchill County
1 BR: $1,083/mo Pop: 25,409
Humboldt County
1 BR: $1,000/mo Pop: 17,266
View all counties in Nevada →

Frequently Asked Questions

What is the average rent in Lyon County? ▼
The FY 2026 Fair Market Rent for a 1-bedroom in Lyon County is $1,076 per month. A 2-bedroom is $1,272 and a studio is $1,070.
How does Lyon County rent compare to the national average? ▼
Rent in Lyon County is 12% above the national average. A 1-bedroom here costs $1,076 compared to $959 nationally.
Where does Lyon County rank nationally for Fair Market Rent? ▼
According to HUD's FY 2026 Fair Market Rent schedule, Lyon County's 2-bedroom FMR of $1,272 ranks #818 most expensive among 3,145 HUD counties, placing it in the middle half of HUD counties.
What income do I need to afford rent in Lyon County? ▼
Based on the 30% affordability rule, you need an annual income of at least $43,040 ($3,587/month) to afford a 1-bedroom at Fair Market Rent in Lyon County.
Is rent going up or down in Lyon County? ▼
The 1-bedroom Fair Market Rent in Lyon County increased by 0.7% from FY 2025 to FY 2026, going from $1,069 to $1,076.
Which jobs can afford rent in Lyon County? ▼
Based on Nevada BLS salary data and the 30% affordability rule, jobs like Software Developers, Registered Nurses, General and Operations Managers can afford a 1-bedroom at $1,076/mo. 10 of 15 common occupations are affordable here.
How much has rent changed in Lyon County over time? ▼
The 1-bedroom Fair Market Rent in Lyon County went from $635 in FY 2020 to $1,076 in FY 2026, a total change of +69.4% over 6 years.
How does Fair Market Rent affect Section 8 vouchers in Lyon County? ▼
In Lyon County, the FY 2026 FMR of $1,076/mo for a 1-bedroom sets the baseline that local housing authorities use for Section 8 payment standards.
What does Fair Market Rent mean for Lyon County? ▼
For Lyon County, it's the specific 40th-percentile rent HUD publishes each year ($1,076/mo for a 1-bedroom in FY 2026).

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.

All federal data sources used on this page
  • HUD Fair Market Rents (FMR) - county-level fair-market rent estimates by bedroom count. huduser.gov/datasets/fmr
  • HUD Income Limits - area median income for affordability calculations. huduser.gov/datasets/il
  • HUD Comprehensive Housing Affordability Strategy (CHAS) - rent burden and housing-cost distribution. huduser.gov/datasets/cp
  • U.S. Census Bureau ACS - county and metro housing characteristics + median rent. census.gov/programs-surveys/acs
  • BLS Consumer Price Index, Rent of Primary Residence - rent inflation by metro. bls.gov/cpi
  • IRS Migration Data (SOI) - interstate migration aggregates affecting county demand. irs.gov/statistics/migration
  • BLS Occupational Employment and Wage Statistics - state-level median wages by occupation, used for job affordability analysis. bls.gov/oes

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.