Nevada Section 538 income limits for FY2026
A Section 538 tenant can earn up to 115% of area median income at move-in. In Nevada that limit for a family of four runs from $77,850 in Mineral County, NV to $134,300 in Reno, NV. Limits took effect July 13, 2026.
| Area | 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 |
|---|---|---|---|---|---|---|---|---|
| Carson City, NV metro area | 74,600 | 85,300 | 95,950 | 106,600 | 115,150 | 123,650 | 132,200 | 140,700 |
| Las Vegas-Henderson-North Las Vegas, NV metro area | 79,050 | 90,350 | 101,650 | 112,950 | 122,000 | 131,000 | 140,050 | 149,100 |
| Lyon County, NV part of the Reno, NV metro area | 78,700 | 89,950 | 101,200 | 112,450 | 121,450 | 130,450 | 139,450 | 148,450 |
| Reno, NV metro area | 94,000 | 107,450 | 120,850 | 134,300 | 145,050 | 155,800 | 166,550 | 177,300 |
| Churchill County, NV | 82,050 | 93,750 | 105,500 | 117,200 | 126,600 | 135,950 | 145,350 | 154,700 |
| Douglas County, NV | 89,800 | 102,600 | 115,450 | 128,250 | 138,500 | 148,750 | 159,050 | 169,300 |
| Elko County, NV | 89,800 | 102,600 | 115,450 | 128,250 | 138,500 | 148,750 | 159,050 | 169,300 |
| Esmeralda County, NV | 81,100 | 92,700 | 104,350 | 115,900 | 125,150 | 134,450 | 143,700 | 153,050 |
| Eureka County, NV | 72,450 | 82,800 | 93,150 | 103,500 | 111,800 | 120,050 | 128,350 | 136,600 |
| Humboldt County, NV | 78,500 | 89,700 | 100,950 | 112,150 | 121,100 | 130,100 | 139,050 | 148,050 |
| Lander County, NV | 88,250 | 100,850 | 113,450 | 126,050 | 136,150 | 146,200 | 156,300 | 166,400 |
| Lincoln County, NV | 79,650 | 91,000 | 102,400 | 113,750 | 122,850 | 131,950 | 141,050 | 150,150 |
| Mineral County, NV | 54,500 | 62,300 | 70,050 | 77,850 | 84,100 | 90,300 | 96,550 | 102,750 |
| Nye County, NV | 60,950 | 69,650 | 78,350 | 87,050 | 94,000 | 101,000 | 107,950 | 114,900 |
| Pershing County, NV | 83,350 | 95,250 | 107,150 | 119,050 | 128,550 | 138,100 | 147,600 | 157,150 |
| White Pine County, NV | 85,750 | 98,000 | 110,250 | 122,500 | 132,300 | 142,100 | 151,900 | 161,700 |
From income limit to rent cap
Two rent rules apply under 7 CFR 3565.203. Each unit's rent, counting tenant-paid utilities, can't exceed 30% of 115% of area median income adjusted for family size, which is 30% of the figure in the table for the household size you assume, divided by 12. And across the whole project, the average rent can't exceed 30% of 100% of area median income each year.
Worked example for Carson City, NV: the four-person limit is $106,600, so the per-unit cap for a unit sized for four people is $2,665 a month including utilities. The project-average cap uses 100% of median instead of 115%, roughly $2,317 a month at the four-person size. Which household size applies to each bedroom count is set in USDA's program handbook; confirm it with your lender.
Income is tested only at move-in. A tenant whose income later rises above the limit can stay (7 CFR 3565.202(a)). Want to see what those rents support in debt? Run them through the 538 loan sizer.
All 16 Nevada areas and every other state in one file: 538 income limits download.