HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Lincoln County, Mississippi (FY 2027)
$905 a month. That's HUD's FY 2027 Fair Market Rent for a two-bedroom in Lincoln County, and it's the baseline every voucher in Lincoln is measured against.
Two-bedroom FMR
$905
+6.2% from FY 2026
Payment standard
$815–$996
90% to 110% of the FMR, two-bedroom
Income to afford
$36,200
a year, with rent at 30% of income
Rank in Mississippi
61st of 82
by two-bedroom FMR, highest first
FY 2027 Fair Market Rents
Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2026 |
|---|---|---|---|---|---|
| Studio | $687 | $618–$756 | $27,480 | $13.21/hr | +6.5% |
| 1 bedroom | $692 | $623–$761 | $27,680 | $13.31/hr | +6.6% |
| 2 bedroom | $905 | $815–$996 | $36,200 | $17.40/hr | +6.2% |
| 3 bedroom | $1,185 | $1,067–$1,304 | $47,400 | $22.79/hr | +5.2% |
| 4 bedroom | $1,189 | $1,070–$1,308 | $47,560 | $22.87/hr | +5.3% |
Five to eight 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 | $1,367 | $1,230–$1,504 |
| 6 bedroom Estimate | $1,546 | $1,391–$1,701 |
| 7 bedroom Estimate | $1,724 | $1,552–$1,896 |
| 8 bedroom Estimate | $1,902 | $1,712–$2,092 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
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.
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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 $815 and $996. 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.
$905 a month is affordable, by HUD's 30% rule, on an income of roughly $36,200 a year. Put another way, $17 an hour full time.
Worked example for a two-bedroom renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.
| Monthly household income | Tenant pays (30%) | Voucher pays at 90%$815 | Voucher pays at 100%$905 | Voucher pays at 110%$996 |
|---|---|---|---|---|
| $2,500 | $750 | $65 | $155 | $246 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 6% from FY 2026 ($852) to FY 2027 ($905). Since FY 2020 it's up 38% in total, about 4.7% a year. The Mississippi median moved up 7% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $502 | $505 | $657 | $910 | $1,154 | — |
| FY 2021 | $527 | $530 | $699 | $903 | $1,210 | +6.4% |
| FY 2022 | $562 | $566 | $745 | $931 | $1,089 | +6.6% |
| FY 2023 | $617 | $621 | $818 | $1,019 | $1,112 | +9.8% |
| FY 2024 | $710 | $715 | $939 | $1,207 | $1,267 | +14.8% |
| FY 2025 | $716 | $721 | $946 | $1,251 | $1,254 | +0.7% |
| FY 2026 | $645 | $649 | $852 | $1,126 | $1,129 | -9.9% |
| FY 2027In effect | $687 | $692 | $905 | $1,185 | $1,189 | +6.2% |
About this rate
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 2027 that's October 1, 2026 through September 30, 2027. In Lincoln, that runs from $687 for a studio up to $1,189 for four bedrooms, all five rates in the table above.
Because Lincoln sits outside any HUD metro area, its rate is a county-wide figure built from local rents. One number covers every address in the county, Brookhaven included.
Among Mississippi's 82 counties, Lincoln ranks 61st for two-bedroom FMR. That's within a couple percent of the state median of $905 and about 15% below the national median county at $1,063. About 34,877 people live here, 20th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $910 in 39602 (Brookhaven) and $970 in 39662 (Ruth), with the 5 ZIP codes in between. Housing authorities in HUD-designated metros use those ZIP rates instead of the county rate. Everywhere else the ZIP numbers show where rents actually sit, and the county rate stays the official standard.
Nearby counties
Two-bedroom FMR, with how each compares to Lincoln.
Lawrence County
20 mi · 11,786 people
$905
same rate
Pike County
24 mi · 39,602 people
$1,039
+15%
Copiah County
25 mi · 27,855 people
$1,289
+42%
Franklin County
27 mi · 7,622 people
$905
same rate
Walthall County
31 mi · 13,839 people
$926
+2%
Amite County
32 mi · 12,565 people
$905
same rate
Jefferson Davis County
37 mi · 11,117 people
$905
same rate
Jefferson County
38 mi · 7,068 people
$905
same rate
Questions people ask
$905 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $687 for a studio, $692 for one bedroom, $1,185 for three and $1,189 for four.
Tools for this county
Fair Market Rent lookup
Any ZIP code's Small Area FMR by bedroom count
Section 8 rent calculator
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
The 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. Free to start, no card.
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