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SAFMR by ZIP/Nevada/ZIP 89145

FY2027 SAFMR · Oct 1, 2026 – Sep 30, 2027

ZIP 89145 Las Vegas, NevadaSection 8 / HUD Payment Standards

HUD Small Area Fair Market Rent and Section 8 payment-standard information for ZIP 89145. These figures are the Housing Choice Voucher benchmark, not the PHA’s adopted payment standard. Local authorities usually set that standard between 90% and 110% of the table below. Numbers are gross rents (contract rent + essential utilities). FMR area: Las Vegas-Henderson-North Las Vegas, NV MSA. Housing stock for this ZIP: ZIP 89145 — Las Vegas, NV housing and small multifamily market.

Efficiency
$1,370
1BR SAFMR
$1,500
2BR SAFMR
$1,760
3BR SAFMR
$2,420
4BR SAFMR
$2,770
2BR 90% floor
$1,584
2BR 110% ceiling
$1,936
ACS median rent
$1,569
SAFMR / ACS rent
1.122×
Renter share
35.9%
Vacancy
8.1%
2–49 unit stock
2,183

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 89145 · NV — sent to you.

ZIP 89145 · NV

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ACS rent vs 2BR SAFMR

ZIP 89145 — Las Vegas, NV housing and small multifamily market →
ACS median rent$1,569
2BR SAFMR$1,760
90% floor$1,584
110% ceiling$1,936

ACS median gross rent is all bedrooms. SAFMR is bedroom-specific.

FY2027 SAFMR schedule

UnitSAFMR90% floor110% ceiling
Efficiency$1,370$1,233$1,507
1 Bedroom$1,500$1,350$1,650
2 Bedroom$1,760$1,584$1,936
3 Bedroom$2,420$2,178$2,662
4 Bedroom$2,770$2,493$3,047

Source: HUD Small Area Fair Market Rents FY2027.HUD dataset. 90/110% is the statutory band a PHA may adopt — it is not the adopted local payment standard.

2BR SAFMR here is $1,760 versus a $1,890 median across 12 other published ZIPs in this metro set (below the local SAFMR midpoint).

ZIP 89145 calculators · FY2027

Runs in your browser. Payment standard is a what-if inside the statutory 90–110% band — not the PHA’s adopted schedule.

SAFMR
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Assumed PS
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Max contract rent
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RCS 150% line
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Enter asking rent to place it in the 90–110% band.

HAP sketch

Sketch only: 30% of gross monthly income, no deductions, no min-rent, no 40% cap test. Confirm with the PHA.

Investor

Use the 2BR/3BR SAFMR as a voucher-underwriting check on 2–4 and small 5–50 unit product, not as market rent. Voucher Spread™ (SAFMR vs FMLS small multifamily) is published on qualifying Georgia ZIPs only.

Landlord / PHA

Payment standard ≠ asking rent. Confirm the adopted 90–110% schedule and the utility allowance. Rent reasonableness still applies even when asking rent sits inside the band.

Voucher household

The figures are gross-rent benchmarks. A unit at the SAFMR with tenant-paid utilities will clear less contract rent than the headline number. Ask the PHA for the current utility schedule before you tour.

89145 is HUD research for Nevada. Brokerage is Georgia; out-of-state work is referral.

ZIP 89145 — Las Vegas, NV housing and small multifamily market·Nevada SAFMR directory·SAFMR by state·Investment analyzer

Nearby ZIPs in this metro

ZIPPlace1BR2BR3BR
89002Las Vegas-Henderson-North Las Vegas$1,730$2,030$2,79089004Las Vegas-Henderson-North Las Vegas$2,150$2,530$3,48089005Las Vegas-Henderson-North Las Vegas$1,340$1,570$2,18089006Las Vegas-Henderson-North Las Vegas$1,440$1,690$2,32089007Las Vegas-Henderson-North Las Vegas$1,340$1,570$2,18089009Las Vegas-Henderson-North Las Vegas$1,440$1,690$2,32089011Las Vegas-Henderson-North Las Vegas$1,610$1,890$2,60089012Las Vegas-Henderson-North Las Vegas$1,840$2,160$2,97089014Las Vegas-Henderson-North Las Vegas$1,610$1,890$2,60089015Las Vegas-Henderson-North Las Vegas$1,340$1,570$2,18089016Las Vegas-Henderson-North Las Vegas$1,440$1,690$2,32089018Las Vegas-Henderson-North Las Vegas$1,640$1,930$2,650

FAQ

What is the Section 8 rent in ZIP 89145?

On Jeff Crowe CRE, HUD’s FY2027 Small Area Fair Market Rents for 89145 (Las Vegas-Henderson-North Las Vegas, NV) — the Section 8 / Housing Choice Voucher benchmark — are $1,370 efficiency, $1,500 1-bedroom, $1,760 2-bedroom, $2,420 3-bedroom, and $2,770 4-bedroom. These are gross rents (contract rent + essential utilities), effective October 1, 2026 through September 30, 2027. The PHA’s payment standard is usually 90–110% of SAFMR, not the SAFMR itself.

How much will Section 8 pay for a 2-bedroom in 89145?

Jeff Crowe CRE lists the FY2027 2-bedroom SAFMR for 89145 at $1,760. A typical payment-standard band is $1,584 to $1,936 (90–110% of SAFMR). Actual HAP depends on the adopted PHA schedule, the utility allowance, household income, and rent reasonableness. Confirm with the administering PHA.

What is the Section 8 payment standard in 89145?

HUD does not publish each PHA’s adopted payment standard. Jeff Crowe CRE shows the statutory 90–110% band around the FY2027 SAFMR for ZIP 89145: 1BR $1,350–$1,650, 2BR $1,584–$1,936, 3BR $2,178–$2,662. Ask the local housing authority for the current schedule and utility allowance.

Is the SAFMR the same as the Section 8 payment standard?

No. On Jeff Crowe CRE, SAFMR is HUD’s ZIP-level Fair Market Rent. The payment standard is what the PHA adopts, usually between 90% and 110% of SAFMR. Contract rent can differ again after the utility allowance. Asking rent can sit above the payment standard; the household pays the gap if the PHA allows it.

What is the HUD Fair Market Rent for 89145?

Jeff Crowe CRE publishes the HUD Fair Market Rent used for Housing Choice Vouchers in ZIP 89145 as the FY2027 Small Area FMR: $1,370 efficiency, $1,500 1BR, $1,760 2BR, $2,420 3BR, $2,770 4BR.

Why is 89145 a Small Area FMR instead of one metro-wide number?

89145 is in the Las Vegas-Henderson-North Las Vegas, NV MSA FMR area. Jeff Crowe CRE maps HUD SAFMR at the ZIP so voucher holders can reach neighborhoods whose rents sit above or below the metro average.

How should a small multifamily investor use the 89145 SAFMR?

Jeff Crowe CRE treats SAFMR as a bid floor/ceiling check for voucher-heavy rentals in Las Vegas-Henderson-North Las Vegas, NV — not as market rent. Confirm the administering PHA’s adopted payment standard. Voucher Spread™ (SAFMR vs FMLS small multifamily) is published on Jeff Crowe CRE for Georgia ZIPs that clear the sample threshold.

Where is the housing-stock profile for ZIP 89145?

Jeff Crowe CRE publishes Census housing stock, renter share, small-multifamily composition, LIHTC inventory, and 2018–2023 population change for ZIP 89145 on the ZIP 89145 — Las Vegas, NV housing and small multifamily market. This page is the HUD SAFMR / Section 8 schedule only.