Metro FMR · CBSA 36540 · HUD FY2026

Omaha-Council Bluffs, NE-IA HUD Metro FMR Area Fair Market Rent

HUD's FY2026 Fair Market Rent for the Omaha-Council Bluffs, NE-IA HUD Metro FMR Area metro area - 20% above the US average.

$1,148
1-bedroom FMR
$1,368
2-bedroom FMR
+9.1%
YoY change
+20%
vs US avg

The verdict

A 2-bedroom in the Omaha-Council Bluffs, NE-IA HUD Metro FMR Area area rents at $1,368 under HUD's FY2026 Fair Market Rent - 16% above the US average, higher than 59% of the 387 metro areas HUD tracks.

#159
priciest of 387 US metros (2BR)
+16%
vs the US 2-bedroom average
$54,720
income to afford it (30% rule)
+9.1%
1BR change, FY2025→2026

Affordability & income context

Omaha-Council Bluffs: #159 priciest nationally · income context

At the metro's ACS median household income of $83,023, this 1-bedroom FMR takes 16.6% of annual income. It is well below the 30% affordability guide for a median-income household.

The 2-bedroom figure places Omaha-Council Bluffs in the middle half of HUD metro areas, using the same FY2026 HUD schedule as the national comparison.

With 966,688 residents, this is a major regional metro benchmark rather than a single-neighborhood rent quote.

Its 2-bedroom FMR sits in the middle half of HUD metro areas, so the local-income comparison is more informative than the national rank alone.

The studio-through-two-bedroom FMR bands stay below 30% of recorded median income here; the larger-bedroom rows show where that headroom narrows.

ACS median household income lags the FY2026 HUD FMR schedule. The income share is a same-metro cross-source read (Census ACS B19013 vs HUD FMR), not a same-vintage ratio.

Studio

$1,090/mo

15.8% of median income

1 Bedroom

$1,148/mo

16.6% of median income

2 Bedroom

$1,368/mo

19.8% of median income

3 Bedroom

$1,813/mo

26.2% of median income

4 Bedroom

$2,046/mo

29.6% of median income

FMR filing desk

CBSA CBSA·36540

Omaha-Council Bluffs: $1,148/mo 1BR · #159 of 387 metros (2BR) · FY2026 CBSA 36540

  • CBSA 36540
  • 1BR-FMR $1,148
  • 2BR-FMR $1,368
  • RANK-MID #159
  • YOY-SURGE +9.1%
  • VSUS-ABOVE +20%
  • IN-ST-HIGH #3 NE
  • INC-ROOM 17%
  • POP-MAJOR 967K
  • PHOTO-NEAR Hall County
  • VOUCH-90-110 $1,033–$1,263
  • FY-2026 FY2026

Photo-finish peer: Hall County ($170 1BR gap)

Read with: Understanding rent burden

Where Omaha-Council Bluffs sits among every US metro

2-bedroom Fair Market Rent vs. all 387 HUD metro areas

$1,368 higher than 59% of 387 metro areas

$800–$1,000: 28 metro areas (7%). Below this entry. $1,000–$1,200: 114 metro areas (29%). Below this entry. $1,200–$1,400: 95 metro areas (25%). This entry sits in this band. $1,400–$1,600: 52 metro areas (13%). Above this entry. $1,600–$1,800: 41 metro areas (11%). Above this entry. $1,800–$2,000: 26 metro areas (7%). Above this entry. $2,000–$2,200: 9 metro areas (2%). Above this entry. $2,200–$2,400: 5 metro areas (1%). Above this entry. $2,400–$2,600: 5 metro areas (1%). Above this entry. $2,600–$2,800: 5 metro areas (1%). Above this entry. $2,800–$3,000: 4 metro areas (1%). Above this entry. $3,000–$3,200: 2 metro areas (1%). Above this entry. $3,200–$3,400: 0 metro areas (0%). Above this entry. $3,400–$3,600: 0 metro areas (0%). Above this entry. $3,600–$3,800: 0 metro areas (0%). Above this entry. $3,800–$4,000: 0 metro areas (0%). Above this entry. $4,000–$4,200: 0 metro areas (0%). Above this entry. $4,200–$4,400: 1 metro areas (0%). Above this entry. This metro $800 $4,400 every US metro, bucketed by value

Each bar is a $0.2K-wide band; taller bars hold more metro areas. 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

CBSA 36540

Counties inside Omaha-Council Bluffs

HUD publishes one metro-wide FMR for CBSA 36540, but county-level schedules inside Omaha-Council Bluffs still diverge: 8 counties range from $1,089 (2BR in Saunders) to $1,368 (Douglas), a 26% spread. Douglas is the largest county by population.

Douglas County 2BR $1,368 · 583K Sarpy County 2BR $1,368 · 191K Pottawattamie County 2BR $1,368 · 94K Cass County 2BR $1,368 · 27K Saunders County 2BR $1,089 · 22K Washington County 2BR $1,368 · 21K

Showing the 6 largest of 8 HUD counties in this CBSA. County pages carry filing-level FMR detail.

Omaha-Council Bluffs studio–4BR schedule (FY2026) · 2BR #159 nationally

1BR $1,148 (+20% vs US, +9.1% YoY). Each bedroom band below is FY2026 HUD FMR for CBSA 36540.

Studio
$1,090
US avg $893
↑10.1% YoY +22% vs US
1 Bedroom
$1,148
US avg $959
↑9.1% YoY +20% vs US
2 Bedroom
$1,368
US avg $1,175
↑8.5% YoY +16% vs US
3 Bedroom
$1,813
US avg $1,525
↑8.2% YoY +19% vs US
4 Bedroom
$2,046
US avg $1,756
↑9.8% YoY +17% vs US

How Omaha-Council Bluffs compares on 1-bedroom rent

1-bedroom FMR vs metros with similar rent levels

1BR FMR / mo

What this shows Omaha-Council Bluffs highlighted among 5 peers · FY2026 1BR HUD FMR.

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

Omaha-Council Bluffs: out-of-state FMR & burden peers

PlainRent pairs Omaha-Council Bluffs with the 4 nearest HUD 2BR schedules and 4 nearest burden matches outside NE (burden peers exclude the FMR set; pop ≥50k).

2BR FMR · outside NE

Nearest schedules by 2BR delta (FY2026).

Lake Havasu City-Kingman
AZ · 2 BR $1,365/mo
Ocala
FL · 2 BR $1,373/mo
Grants Pass
OR · 2 BR $1,363/mo
Yakima
WA · 2 BR $1,374/mo

Burden % · outside NE

Nearest 2BR FMR ÷ ACS median income (FY2026).

Kalamazoo-Portage
MI · 19.8% of income · 2 BR $1,162/mo
Evansville
IN · 19.7% of income · 2 BR $1,113/mo
Fort Smith
AR · 19.8% of income · 2 BR $937/mo
La Crosse-Onalaska
WI · 19.7% of income · 2 BR $1,166/mo

Omaha-Council Bluffs: quick answers

What is the average rent in the Omaha-Council Bluffs, NE-IA HUD Metro FMR Area metro area? ▼
The FY 2026 Fair Market Rent for a 1-bedroom in Omaha-Council Bluffs, NE-IA HUD Metro FMR Area is $1,148 per month. A 2-bedroom is $1,368 and a studio is $1,090.
How does Omaha-Council Bluffs, NE-IA HUD Metro FMR Area rent compare to the national average? ▼
Rent in the Omaha-Council Bluffs, NE-IA HUD Metro FMR Area metro area is 20% above the national average. A 1-bedroom costs $1,148 compared to $959 nationally.
Where does Omaha-Council Bluffs rank nationally for Fair Market Rent? ▼
HUD's FY 2026 2-bedroom FMR of $1,368 ranks #159 most expensive among 387 US metro areas (the middle half of HUD metro areas).
Do county rents differ inside the Omaha-Council Bluffs metro area? ▼
Yes. HUD assigns one metro-wide FMR for CBSA 36540, but 8 constituent counties publish their own county FMR schedules spanning $1,089–$1,368 for a 2-bedroom (26% spread). Use county pages for filing at the county level.

Compare Omaha-Council Bluffs vs Hall County →

Data as of FY 2026. Source: U.S. Department of Housing and Urban Development (HUD) Fair Market Rents. Population and demographic data from U.S. Census Bureau American Community Survey (ACS).

Read our methodology - how this data is sourced, computed, and verified.

FY 2026 HUD FMR $1,148/mo · 1BR NE

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.