Housing market/Nevada/ZIP 89451
ZIP 89451 Incline Village, Nevada
Reno, NV HUD Metro FMR Area · Nevada. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 89451 · NV — sent to you.
ZIP 89451 · NV
ACS rent vs 2BR SAFMR
ZIP 89451 — Incline Village, NV HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 89451
- 1-unit detached4,18054.1%
- 1-unit attached4015.2%
- 2–4 units1,85123.9%
- 5–49 units1,11814.5%
- 50+ units781.0%
- Mobile1051.4%
2–4 unit share 23.9% · 5–49 unit share 14.5% · combined 2–49 38.4%.
Units by bedrooms
Rent burden
- ACS median gross rent $1,963 (all bedrooms, occupied rentals).
- Median contract rent $1,796.
- Renters paying ≥30% of income 42.3%; ≥50% 18.6%.
- FY2027 2BR SAFMR $2,350 (1.197× ACS median gross rent).
Population
9,165 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +7.3%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: not published for this ZIP.
- HUD project-based assisted MF: not published for this ZIP.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 813 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.
Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.
What the data shows
ZIP 89451 31.5% of occupied households are renters; vacancy is 49.1%; ACS median gross rent is $1,963; population increased +7.3% between the 2018 and 2023 ACS vintages; the housing stock includes 1,851 units in 2–4-unit structures and 1,118 units in 5–49-unit structures; FY2027 2BR SAFMR is $2,350 versus ACS median gross rent of $1,963. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.
Nevada research
ZIP 89451 is a Census / HUD profile for Reno, NV. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 89451 — Incline Village, NV HUD Section 8 Payment Standards / SAFMR·Nevada ZIP directory
Nearby ZIPs in this FMR area
Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Nevada research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 89451?
ZIP 89451 (Reno, NV HUD Metro FMR Area) has 9,165 residents, 3,938 households, a renter share of 31.5%, median household income of $162,300, and ACS 2023 median gross rent of $1,963. Vacancy is 49.1%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 89451?
ACS counts 391 units in 2-unit buildings, 1,460 in 3–4 unit buildings, 655 in 5–9, 410 in 10–19, and 53 in 20–49. Combined 2–49 unit stock is 2,969 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 89451?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $2,350. See the full schedule and 90–110% payment-standard band on the ZIP 89451 — Incline Village, NV HUD Section 8 Payment Standards / SAFMR.
Does this Nevada ZIP profile include Georgia listings?
No. ZIP 89451 is Census / HUD research for Reno, NV HUD Metro FMR Area. Jeff Crowe CRE does not list Nevada property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.