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City Report · NV

Fernley

Pop. 24,225·6th most expensive in Nevada·Fernley rents are up 13.7% over the past year
Median rent (all units)
$2,032/mo
Year-over-Year
+13.7%
Month-over-Month
+7.5%
vs US Median
+$70
Rising (Monthly)
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Most AffordableMost Expensive
Fernley · $2,032
More expensive than 61% of US cities · National median $1,962/mo
Rent Reality Score
23/100
Overpriced
OverheatedFairGreat value

Rents are 13% above what Fernley's 10-year trend predicts — running hotter than its own history.

Actual rent
$2,032/mo
Expected by trend
$1,792/mo
The Rent Reality Score compares today's median rent to where Fernley's own long-run trajectory projects it should be. See the full rankings →
Medians by bedroom

Rent by unit size

Studio
$1,230
1 BR
$1,240
2 BR
$1,450
3 BR
$2,030
4 BR+
$2,430
Fair Market Rent (HUD)
$1,450/mo

These are HUD Fair Market Rents, the payment standard for a Housing Choice Voucher (Section 8). They often differ from the $2,032 market median above, and that is expected: FMR is the 40th percentile of standard-quality units and counts gross rent, so it includes essential utilities such as electricity, water, gas, sewer, and trash. The market median is asking rent, which usually excludes utilities. HUD sets FMR once a year; market rent here updates monthly.

Source: HUD Small Area Fair Market Rents. Read the methodology →

Rent trends

12-month history

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Last updated: August 17, 2026

Annual cost
$24,384/yr
At $2,032/mo median
Rent Market Meter
Strong Landlord's Market
Renter's MarketBalancedLandlord's Market
Rents are up 13.7% year-over-year. Expect competition, and move quickly to lock in terms.
Based on rent-price momentum (+13.7% YoY, +7.5% MoM), not inventory.
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Demographics

Who lives here

Fernley, NV is majority owner-occupied, has a median income above the national average, 16.4% of residents hold a bachelor's degree or higher.

Population
24,225
Median income
$89,517
Median age
36.4
Renters
28%
Age distribution
23.6%
24%
27.1%
15.1%
Under 1823.6%
18–3424%
35–5427.1%
55–6410.2%
65+15.1%
Gender
51.3%
48.7%
Male51.3%
Female48.7%
Race & ethnicity
72.4%
21.6%
White72.4%
Black1%
Hispanic21.6%
Asian2%
Other3.1%
Education (25+)
35.6%
37.8%
16.4%
No HS diploma10.2%
HS diploma35.6%
Some college37.8%
Bachelor's+16.4%
Housing tenure
72%
28%
Owner72%
Renter28%

Source: U.S. Census Bureau · ACS 2024 5-Year Estimates

2021 vs 2026

How Fernley, NV has changed in 5 years

Rent
$1,399 → $2,032
up 45.2%
Income
$77,701 → $89,517
up 15.2%
Population
22,343 → 24,225
up 8.4%
Renter share
24.6% → 28%
+3.4 pts
Bachelor's+
14.7% → 16.4%
+1.7 pts
Median age
36.9 → 36.4
-0.5 yrs

Rent in Fernley, NV has climbed 45.2% since 2021, going from about $1,399 per month to roughly $2,032 today. On the earnings side, the typical household in Fernley, NV now reports about $89,517, up from $77,701 in 2021. Rent outpaced income growth by roughly 30.0 percentage points, which means renters are spending a larger slice of each paycheck on housing than they did in 2021. Headcount in the area went from 22,343 to 24,225 between 2021 and 2024, a 8.4% change. About 28% of households rent today, against 24.6% in 2021. For context, the 2021 to 2026 window covers an unusually volatile run for US rents nationally, and Fernley, NV reflects that arc in its own way.

Community

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View Fernley rent history (2015–2026) →
Salary vs rent

Can you afford rent in Fernley on your salary?

At $2,032/mo, how Fernley rent compares to typical pay (30% rule).

By apartment size

Fernley rent by bedroom count

Median rent for each apartment size in Fernley. Click any size for full breakdown.

Local insights

Tips for renters in Fernley

About renting in Fernley, NV

Last updated: August 17, 2026

The median rent in Fernley is $2,032/mo as of August 2026. A studio apartment averages $1,230/mo while a 2-bedroom runs $1,450/mo. One-bedroom apartments average $1,240/mo and 3-bedroom units go for $2,030/mo.

At 27% of local median household income ($89,517/yr), Fernley ranks as affordable compared to the national benchmark of 30%. Rents have increased 13.7% over the past year.

FAQ

Frequently asked questions

Is Fernley an affordable city for renters?

Fernley is considered affordable for renters. At $2,032/mo, rent takes approximately 27% of the local median household income ($89,517/yr). The standard benchmark is 30%. Fernley falls comfortably within that range.

How much income do you need to rent in Fernley?

To keep rent at or below 30% of gross income, you would need to earn at least $81,000/year (~$39/hour full-time) to afford the median rent of $2,032/mo in Fernley. The local median household income is $89,517/yr, meaning the typical Fernley household meets that threshold.

Is rent going up or down in Fernley?

Rent in Fernley has increased 13.7% over the past year as of August 2026, putting upward pressure on renter budgets.

How does Fernley rent compare to other cities in Nevada?

Fernley is one of the pricier cities in Nevada for rent, ranking #6 out of 17 tracked cities at $2,032/mo.

Which nearby cities are cheaper to rent in than Fernley?

Several nearby cities have lower median rents than Fernley ($2,032/mo): Carson City ($1,925/mo), Reno ($1,967/mo).

What percentage of Fernley residents rent vs. own?

According to Census data, approximately 28% of Fernley households are renters, while 72% are owner-occupied. Fernley leans toward homeownership, which can mean a smaller rental inventory.

How does Fernley rent compare to the national average?

Fernley's median rent of $2,032/mo is $70 (4%) above the US national median of $1,962/mo. Within Nevada, it ranks #6 out of 17 tracked cities.
Income Affordability
27%
AFFORDABLE

At $2,032/mo, rent takes ~27% of Fernley's median household income ($89,517/yr). The standard benchmark is 30%.

Fernley 27%Benchmark 30%
State income taxNone
Run the Fernley affordability calculator →
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Neighborhoods

Estimated from ZIP-level data

Schools nearby

Public schools near Fernley, NV

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