HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Lincoln County, Mississippi (FY 2026)
$852 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
$852
FY 2026, utilities included
Payment standard range
$767 to $937
90% to 110% of FMR
Income to afford 2BR
$34,080
per year, at 30% of income
Rank in Mississippi
40th of 82
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Lincoln moves to $905. That's up 6%. 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 | $645 | $581 to $710 | $25,800 | $12.40/hr | -9.9% |
| 1 bedroom | $649 | $584 to $714 | $25,960 | $12.48/hr | -10.0% |
| 2 bedroom | $852 | $767 to $937 | $34,080 | $16.38/hr | -9.9% |
| 3 bedroom | $1,126 | $1,013 to $1,239 | $45,040 | $21.65/hr | -10.0% |
| 4 bedroom | $1,129 | $1,016 to $1,242 | $45,160 | $21.71/hr | -10.0% |
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 | $1,298 | $1,168 to $1,428 |
| 6 bedroom Estimate | $1,468 | $1,321 to $1,615 |
| 7 bedroom Estimate | $1,637 | $1,473 to $1,801 |
| 8 bedroom Estimate | $1,806 | $1,625 to $1,987 |
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 $645 for a studio up to $1,129 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 40th for two-bedroom FMR. That's within a couple percent of the state median of $842 and about 16% below the national median county at $1,018. About 34,855 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 $860 in 39602 (Brookhaven) and $970 in 39629 (Bogue Chitto), 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.
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 $767 and $937. 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.
$852 a month is affordable, by HUD's 30% rule, on an income of roughly $34,080 a year. Put another way, $16 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% ($767) | HAP at 100% ($852) | HAP at 110% ($937) |
|---|---|---|---|---|
| $2,500 | $750 | $17 | $102 | $187 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went down 10% from FY 2025 ($946) to FY 2026 ($852). Since FY 2020 it's up 30% in total, about 4.4% a year. The Mississippi median moved down 10% over the same year.
| 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 2027 | $687 | $692 | $905 | $1,185 | $1,189 | +6.2% |
Nearby counties
Questions people ask
$852 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $645 for a studio, $649 for one bedroom, $1,126 for three and $1,129 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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