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Section 8 Income Limits and Fair Market Rents in Las Vegas

Independent information site. NLVHA.com is not affiliated with the Southern Nevada Regional Housing Authority (SNRHA), HUD or the City of North Las Vegas. The former Housing Authority of the City of North Las Vegas became part of SNRHA in 2010. For applications and official information visit snvrha.org.

Two sets of numbers from HUD decide most of what happens in the Housing Choice Voucher program: income limits decide who qualifies, and fair market rents shape how much rent the voucher can cover. Both are updated every year for the Las Vegas area.

Income limits

HUD sets income limits as a share of the area median income (AMI) for each household size:

  • Extremely low income: 30% of AMI
  • Very low income: 50% of AMI, the usual ceiling to qualify for a Housing Choice Voucher
  • Low income: 80% of AMI, used for public housing and many affordable housing programs

Eligibility is based on gross annual income (before taxes and deductions) of everyone in the household. By law most new vouchers must go to extremely low-income households, so those with the lowest incomes are prioritized.

For example, SNRHA’s published limits that took effect on April 1, 2025 for a one-person household were $21,450 (30%), $35,700 (50%) and $57,150 (80%). Limits are higher for larger households and change every year, so check SNRHA’s current table or HUD’s income limits tool before you apply.

Fair market rent and payment standards

Fair market rent (FMR) is HUD’s estimate of what a modest rental of a given size costs in the area, published by number of bedrooms. The housing authority uses it to set a payment standard, usually between 90% and 110% of FMR, which is the most the voucher will count toward rent plus utilities.

How your rent share is calculated

  1. The housing authority calculates your adjusted income (gross income minus allowed deductions, for example for dependents, elderly or disabled family members and some medical and childcare costs).
  2. You generally pay about 30% of adjusted monthly income toward rent and utilities.
  3. The voucher pays the difference up to the payment standard.
  4. If you choose a unit that costs more than the payment standard, you pay the extra. When you first move in, your share may not exceed 40% of your adjusted monthly income.

Example

A household with adjusted income of $1,500 a month pays about $450 toward rent and utilities. If the unit costs $1,400 including utilities and that is within the payment standard, the voucher covers about $950. Real numbers depend on SNRHA’s current payment standards and utility allowances.

See also: How to apply for Section 8 in Las Vegas and our mortgage calculator if you are thinking about the Homeownership program.

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