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Housing market/Nevada/ZIP 89506

ACS 2023 · FY2027 SAFMR

ZIP 89506 Reno, 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.

Population
45,349
Households
15,870
Median HH income
$86,557
Renter share
28.7%
Median gross rent
$1,733
Vacancy
6.7%
Pop. change
+7.8%
2BR SAFMR
$2,090
SAFMR / rent
1.206×
2–49 unit stock
2,158
LIHTC proj / units
1 / 30
HUD assisted MF
—

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 89506 · NV — sent to you.

ZIP 89506 · NV

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ACS rent vs 2BR SAFMR

ZIP 89506 — Reno, NV HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,733
2BR SAFMR$2,090
90% floor$1,881
110% ceiling$2,299

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 89506

  • 1-unit detached11,58568.3%
  • 1-unit attached1,5399.1%
  • 2–4 units7914.7%
  • 5–49 units1,3678.1%
  • 50+ units2181.3%
  • Mobile1,4568.6%
TypeUnitsShare
1-unit detached11,58568.1%
1-unit attached1,5399.0%
2 units (duplex)3011.8%
3–4 units4902.9%
5–9 units1,0716.3%
10–19 units910.5%
20–49 units2051.2%
50+ units2181.3%
Mobile1,4568.6%

2–4 unit share 4.6% · 5–49 unit share 8.0% · combined 2–49 12.7%.

Units by bedrooms

Studio
233
1BR
650
2BR
2,856
3BR
9,332
4BR
3,565
5+
379

Rent burden

Rent ≥30% of income46.5%
Rent ≥50% of income20.3%
  • ACS median gross rent $1,733 (all bedrooms, occupied rentals).
  • Median contract rent $1,599.
  • Renters paying ≥30% of income 46.5%; ≥50% 20.3%.
  • FY2027 2BR SAFMR $2,090 (1.206× ACS median gross rent).

Population

45,349 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: +7.8%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: 1 projects, 30 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 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 89506 28.7% of occupied households are renters; vacancy is 6.7%; ACS median gross rent is $1,733; population increased +7.8% between the 2018 and 2023 ACS vintages; the housing stock includes 791 units in 2–4-unit structures and 1,367 units in 5–49-unit structures; 1 LIHTC projects totaling 30 units; FY2027 2BR SAFMR is $2,090 versus ACS median gross rent of $1,733. 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 89506 is a Census / HUD profile for Reno, NV. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 89506 — Reno, NV HUD Section 8 Payment Standards / SAFMR·Nevada ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
89402Reno, NV HUD Metro FMR Area9.0%—$2,18089405Reno, NV HUD Metro FMR Area——$1,84089424Reno, NV HUD Metro FMR Area22.7%$550$1,84089431Reno, NV HUD Metro FMR Area53.4%$1,276$1,69089432Reno, NV HUD Metro FMR Area——$1,84089433Reno, NV HUD Metro FMR Area30.5%$1,197$1,69089434Reno, NV HUD Metro FMR Area36.2%$1,857$2,15089435Reno, NV HUD Metro FMR Area——$1,84089436Reno, NV HUD Metro FMR Area26.0%$2,011$2,39089437Reno, NV HUD Metro FMR Area——$1,69089440Reno, NV HUD Metro FMR Area0.0%—$2,20089441Reno, NV HUD Metro FMR Area8.8%$2,078$2,500

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 89506?

ZIP 89506 (Reno, NV HUD Metro FMR Area) has 45,349 residents, 15,870 households, a renter share of 28.7%, median household income of $86,557, and ACS 2023 median gross rent of $1,733. Vacancy is 6.7%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 89506?

ACS counts 301 units in 2-unit buildings, 490 in 3–4 unit buildings, 1,071 in 5–9, 91 in 10–19, and 205 in 20–49. Combined 2–49 unit stock is 2,158 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 89506?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $2,090. See the full schedule and 90–110% payment-standard band on the ZIP 89506 — Reno, NV HUD Section 8 Payment Standards / SAFMR.

Does this Nevada ZIP profile include Georgia listings?

No. ZIP 89506 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.