HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Lincoln County, Georgia (FY 2026)
$995 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Lincoln County, and it's the baseline every voucher in Lincoln is measured against.
2 bedroom FMR
$995
FY 2026, utilities included
Payment standard range
$896 to $1,095
90% to 110% of FMR
Income to afford 2BR
$39,800
per year, at 30% of income
Rank in Georgia
98th of 159
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Lincoln moves to $1,026. That's up 3%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Lincoln actually rent for?
Search any address in Lincoln for a rent estimate built from nearby comps, with the HUD figure right next to it.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $743 | $669 to $817 | $29,720 | $14.29/hr | +6.4% |
| 1 bedroom | $758 | $682 to $834 | $30,320 | $14.58/hr | +5.6% |
| 2 bedroom | $995 | $896 to $1,095 | $39,800 | $19.13/hr | +5.6% |
| 3 bedroom | $1,305 | $1,175 to $1,436 | $52,200 | $25.10/hr | +8.0% |
| 4 bedroom | $1,317 | $1,185 to $1,449 | $52,680 | $25.33/hr | +5.4% |
5 to 8 bedrooms (PropMetrics estimates)
HUD stops at four bedrooms. These add 15% of the four-bedroom rent per extra bedroom. It's our estimate, not a HUD number.
| Bedrooms | Estimated FMR | Payment standard |
|---|---|---|
| 5 bedroom Estimate | $1,515 | $1,364 to $1,667 |
| 6 bedroom Estimate | $1,712 | $1,541 to $1,883 |
| 7 bedroom Estimate | $1,910 | $1,719 to $2,101 |
| 8 bedroom Estimate | $2,107 | $1,896 to $2,318 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Fair Market Rent is HUD's estimate of what a modest, decent unit rents for in an area, utilities included. It's set once a year and runs October to September. For FY 2026 that's October 1, 2025 through September 30, 2026. In Lincoln, that runs from $743 for a studio up to $1,317 for four bedrooms, all five rates in the table above.
Lincoln is its own HUD metro area (Lincoln County, GA), so the rate here is set from rents inside the county rather than a wider region.
Among Georgia's 159 counties, Lincoln ranks 98th for two-bedroom FMR. That's about 7% below the state median of $1,074 and about 2% below the national median county at $1,018. About 7,726 people live here, 141st in the state.
Rates by ZIP code
HUD also publishes Small Area FMRs by ZIP code. For the one ZIP code it covers in Lincoln, the two-bedroom rate is $1,000 across the board, so there's no ZIP-level story here.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 30817 | Lincolnton | $1,000 | +0.5% |
What a voucher pays here
The voucher doesn't pay the FMR itself. It pays the payment standard. Housing authorities set it anywhere from 90% to 110% of FMR, which puts a two-bedroom standard in Lincoln somewhere between $896 and $1,095. The tenant pays roughly 30% of their income, the voucher covers the rest up to the standard, and the PHA won't approve a rent above what comparable unassisted units get.
$995 a month is affordable, by HUD's 30% rule, on an income of roughly $39,800 a year. Put another way, $19 an hour full time.
Worked example for a two-bedroom, assuming the rent equals the payment standard. Tenant pays 30% of monthly income, HUD's housing assistance payment covers the rest.
| Monthly household income | Tenant pays (30%) | HAP at 90% ($896) | HAP at 100% ($995) | HAP at 110% ($1,095) |
|---|---|---|---|---|
| $2,500 | $750 | $146 | $245 | $345 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 6% from FY 2025 ($942) to FY 2026 ($995). Since FY 2020 it's up 48% in total, about 6.8% a year. The Georgia median moved up 9% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $548 | $590 | $672 | $930 | $941 | — |
| FY 2021 | $528 | $587 | $674 | $911 | $914 | +0.3% |
| FY 2022 | $534 | $616 | $704 | $974 | $978 | +4.5% |
| FY 2023 | $584 | $693 | $790 | $1,057 | $1,061 | +12.2% |
| FY 2024 | $649 | $674 | $885 | $1,174 | $1,179 | +12.0% |
| FY 2025 | $698 | $718 | $942 | $1,208 | $1,249 | +6.4% |
| FY 2026 | $743 | $758 | $995 | $1,305 | $1,317 | +5.6% |
| FY 2027 | $772 | $784 | $1,026 | $1,343 | $1,348 | +3.1% |
Nearby counties
Questions people ask
$995 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $743 for a studio, $758 for one bedroom, $1,305 for three and $1,317 for four.
Tools for this county
Fair Market Rent lookup
Look up any ZIP code's Small Area FMR by bedroom count.
Section 8 rent calculator
Work out the payment standard and tenant share for a specific rent.
What is Fair Market Rent?
How HUD calculates FMR and what it means for landlords.
Rent affordability calculator
See what income a household needs for a given rent.
What does a rental in Lincoln actually go for?
HUD's number is one input. Search any address in Lincoln for a rent estimate built from nearby comps. 3 free searches, no card.
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