Dona Ana County, NM: Fair Market Rent 2027 and Income Limits

Official HUD figures for landlords and renters, effective October 1, 2026 (rents) and May 1, 2026 (income limits).

$1,0732-bedroom FMR, FY2027

$9751-bedroom FMR, FY2027

$62,15080% income limit, family of 4 (FY2026)

$79,900Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Dona Ana County is $1,073 a month, up 3.0% from $1,042 in FY2026. Dona Ana County belongs to the Las Cruces, NM MSA FMR area, so the same figures apply across that area. FMRs are gross rents: rent plus all tenant-paid utilities except phone, cable and internet.

Fair market rent in Dona Ana County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$790	$744	+6.2%	$711 – $869
1 bedroom	$975	$951	+2.5%	$878 – $1,072
2 bedrooms	$1,073	$1,042	+3.0%	$966 – $1,180
3 bedrooms	$1,461	$1,449	+0.8%	$1,315 – $1,607
4 bedrooms	$1,692	$1,580	+7.1%	$1,523 – $1,861

Source: HUD Fair Market Rents FY2027 (effective October 1, 2026) and FY2026 (revised file), details.

What can a landlord charge a Section 8 tenant here?

The FMR is not a cap on what you can ask on the open market. For a Housing Choice Voucher tenant, the local housing authority sets a payment standard, normally between 90% and 110% of the FMR (or of the ZIP-level Small Area FMR where those apply). For a two-bedroom unit in Dona Ana County that is typically $966 to $1,180 including utilities. You can charge more than the payment standard if the rent passes the housing authority's rent-reasonableness test and, at move-in, the tenant's share stays within 40% of their adjusted monthly income. Ask the housing authority for its current payment standard schedule.

Can local renters afford the fair market rent?

$32,698median income of renter households

$934Median gross rent, all units

34%Rent-to-income ratio (median rent ÷ median renter income)

54%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $32,698 can afford about $817 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,073 is $256 (31.3%) more than that. To rent a two-bedroom at the FMR, a household needs $42,920 a year under the 30% rule, or $38,628 under the common landlord rule that income must be three times the rent.

Dona Ana County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$934 ±$32
Median income of renter households	$32,698 ±$2,572
Renters paying 30% or more of income (cost-burdened)	54.4% ±3.9
Renters paying 50% or more (severely cost-burdened)	27.1% ±3.0
Renter households (where the share can be computed)	26,204

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$754	$934	+23.9%
Median renter household income	$24,434	$32,698	+33.8%
Renters paying 30%+ of income	51.3%	54.4%	+3.1 pts

Rent-to-income calculator: does an applicant qualify? → · Most affordable counties to rent in this state →

Source: U.S. Census Bureau, American Community Survey 5-Year Estimates 2020–2024 and 2015–2019 (tables B25064, B25119, B25070). ± = margin of error at 90% confidence. Dollar figures are not adjusted for inflation.

Small Area FMRs by ZIP code (FY2027)

In metro areas HUD also publishes ZIP-level Small Area Fair Market Rents. Housing authorities in designated areas must use them for voucher payment standards; others may opt in. Here the two-bedroom SAFMR ranges from $1,010 to $1,520 depending on the ZIP code.

All 29 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
79835	$740	$920	$1,080	$1,470	$1,800
79922	$970	$1,190	$1,400	$1,920	$2,340
87936	$790	$970	$1,070	$1,460	$1,690
87937	$750	$920	$1,010	$1,390	$1,610
87940	$820	$1,010	$1,110	$1,510	$1,750
87941	$790	$970	$1,070	$1,460	$1,690
88001	$790	$970	$1,070	$1,460	$1,690
88002	$1,120	$1,380	$1,520	$2,070	$2,400
88003	$790	$970	$1,070	$1,460	$1,690
88004	$780	$960	$1,060	$1,440	$1,670
88005	$780	$960	$1,060	$1,440	$1,670
88007	$750	$920	$1,010	$1,390	$1,610
88008	$990	$1,220	$1,340	$1,820	$2,110
88011	$890	$1,100	$1,210	$1,650	$1,910
88012	$1,060	$1,310	$1,440	$1,960	$2,270
88013	$790	$970	$1,070	$1,460	$1,690
88021	$750	$920	$1,010	$1,390	$1,610
88024	$750	$920	$1,010	$1,390	$1,610
88027	$750	$920	$1,010	$1,390	$1,610
88032	$790	$970	$1,070	$1,460	$1,690
88033	$790	$970	$1,070	$1,460	$1,690
88044	$770	$930	$1,050	$1,410	$1,620
88046	$780	$960	$1,060	$1,440	$1,670
88047	$800	$980	$1,080	$1,470	$1,700
88048	$750	$920	$1,010	$1,390	$1,610
88052	$950	$1,170	$1,290	$1,750	$2,030
88063	$750	$920	$1,010	$1,390	$1,610
88072	$750	$920	$1,010	$1,390	$1,610
88081	$720	$890	$1,010	$1,410	$1,670

Source: HUD FY2027 Small Area FMRs (effective October 1, 2026).

HUD income limits for Dona Ana County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $79,900 (FY2025: $70,700, +13.0%). Small figures under each limit show the change from FY2025.

Household size	1 person	2 people	3 people	4 people	5 people	6 people	7 people	8 people
Extremely low income (30%)	$16,350 +4.5%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +8.1%	$48,200 +9.9%	$51,300 +9.9%
Very low income (50%)	$27,200 +9.9%	$31,100 +9.9%	$35,000 +9.9%	$38,850 +9.9%	$42,000 +9.9%	$45,100 +9.9%	$48,200 +9.9%	$51,300 +9.9%
Low income (80%)	$43,550 +10.0%	$49,750 +9.9%	$55,950 +9.9%	$62,150 +9.9%	$67,150 +9.9%	$72,100 +9.9%	$77,100 +9.9%	$82,050 +9.9%

The 30% limit is HUD's “extremely low income” limit: the higher of 30% of median income or the federal poverty guideline, but never above the 50% limit. That is why it can rise faster than 30% of median for larger households. Tax-credit (LIHTC) properties use separate Multifamily Tax Subsidy Project limits.

Source: HUD Section 8 Income Limits FY2026 (effective May 1, 2026) and FY2025, details.