Housing market/Nevada/ZIP 89449
ZIP 89449 Stateline, Douglas County, Nevada
Douglas County, NV · 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 89449 · NV — sent to you.
ZIP 89449 · NV
ACS rent vs 2BR SAFMR
ZIP 89449 — Stateline, 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 89449
- 1-unit detached1,01144.0%
- 1-unit attached1114.8%
- 2–4 units51422.4%
- 5–49 units51422.4%
- Mobile1466.4%
2–4 unit share 22.4% · 5–49 unit share 22.4% · combined 2–49 44.8%.
Units by bedrooms
Rent burden
- ACS median gross rent $1,600 (all bedrooms, occupied rentals).
- Median contract rent $1,399.
- Renters paying ≥30% of income 55.6%; ≥50% 21.5%.
- FY2027 2BR SAFMR $1,640 (1.025× ACS median gross rent).
Population
2,785 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: -9.9%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 2 projects, 70 units.
- 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 0 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 89449 39.9% of occupied households are renters; vacancy is 39.5%; ACS median gross rent is $1,600; population changed -9.9% between the 2018 and 2023 ACS vintages; the housing stock includes 514 units in 2–4-unit structures and 514 units in 5–49-unit structures; 2 LIHTC projects totaling 70 units; FY2027 2BR SAFMR is $1,640 versus ACS median gross rent of $1,600. 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 89449 is a Census / HUD profile for Douglas County, NV. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 89449 — Stateline, 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 89449?
ZIP 89449 (Douglas County, NV) has 2,785 residents, 1,390 households, a renter share of 39.9%, median household income of $76,298, and ACS 2023 median gross rent of $1,600. Vacancy is 39.5%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 89449?
ACS counts 261 units in 2-unit buildings, 253 in 3–4 unit buildings, 97 in 5–9, 249 in 10–19, and 168 in 20–49. Combined 2–49 unit stock is 1,028 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 89449?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,640. See the full schedule and 90–110% payment-standard band on the ZIP 89449 — Stateline, NV HUD Section 8 Payment Standards / SAFMR.
Does this Nevada ZIP profile include Georgia listings?
No. ZIP 89449 is Census / HUD research for Douglas County, NV. 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.