FMR Lookup › Nebraska › Omaha-Council Bluffs
Section 8 Fair Market Rent in Omaha-Council Bluffs, NE-IA (FY2026)
HUD's official FY2026 Fair Market Rents for the Omaha-Council Bluffs, NE-IA HUD Metro FMR Area, by bedroom count. These figures set the baseline for what the Housing Choice Voucher program pays landlords in this area.
| Unit size | FY2026 FMR | Payment standard range (90–110%) |
|---|---|---|
| Studio / efficiency | $1,090 | $981 – $1,199 |
| 1 bedroom | $1,148 | $1,033 – $1,263 |
| 2 bedrooms | $1,368 | $1,231 – $1,505 |
| 3 bedrooms | $1,813 | $1,632 – $1,994 |
| 4 bedrooms | $2,046 | $1,841 – $2,251 |
Source: HUD User — FY 2026 Fair Market Rents. FY2026 FMRs are effective October 1, 2025. Retrieved 2026-06-11.
How this market compares
The 2-bedroom FMR here is $1,368 — 42% above the Nebraska median of $961 across all 90 FMR areas in the state.
Counties and towns covered
The Omaha-Council Bluffs, NE-IA FMR area is a metro area covering: Harrison County, Mills County, Pottawattamie County, Cass County, Douglas County, Sarpy County, Washington County. One FMR applies across the whole area — HUD does not publish separate figures per city or ZIP here (some large metros have Small Area FMRs by ZIP; check with the local housing authority).
What a landlord actually collects
FMR is the baseline, not the contract rent. The local housing authority sets a payment standard between 90% and 110% of FMR (the range in the table above), and your unit must pass a rent-reasonableness comparison against similar unassisted rentals nearby. The voucher then covers the gap between the tenant's share (roughly 30% of their income) and the approved rent.
Run the numbers for a deal in Omaha-Council Bluffs: Section 8 vs market rent, DSCR, or cash-on-cash return.
Comparable Nebraska markets by 2BR FMR
| FMR area | 1 BR | 2 BR | 3 BR |
|---|---|---|---|
| Hall County | $978 | $1,215 | $1,530 |
| Sioux City | $925 | $1,154 | $1,386 |
| Lincoln | $926 | $1,141 | $1,587 |
| Dodge County | $861 | $1,130 | $1,355 |
| Stanton County | $849 | $1,114 | $1,336 |
| Colfax County | $929 | $1,094 | $1,312 |
Informational only — not financial, legal, or lending advice. Confirm current payment standards with the housing authority serving Omaha-Council Bluffs.