HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Lincoln County, Nevada (FY 2026)
A two-bedroom in Lincoln County carries a FY 2026 Fair Market Rent of $1,095 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Lincoln keys off that figure.
2 bedroom FMR
$1,095
FY 2026, utilities included
Payment standard range
$986 to $1,205
90% to 110% of FMR
Income to afford 2BR
$43,800
per year, at 30% of income
Rank in Nevada
16th of 17
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Lincoln moves to $1,068. That's down 2%. 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 | $838 | $754 to $922 | $33,520 | $16.12/hr | +13.1% |
| 1 bedroom | $948 | $853 to $1,043 | $37,920 | $18.23/hr | +5.7% |
| 2 bedroom | $1,095 | $986 to $1,205 | $43,800 | $21.06/hr | +7.7% |
| 3 bedroom | $1,523 | $1,371 to $1,675 | $60,920 | $29.29/hr | +6.9% |
| 4 bedroom | $1,837 | $1,653 to $2,021 | $73,480 | $35.33/hr | +7.6% |
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 | $2,113 | $1,902 to $2,324 |
| 6 bedroom Estimate | $2,388 | $2,149 to $2,627 |
| 7 bedroom Estimate | $2,664 | $2,398 to $2,930 |
| 8 bedroom Estimate | $2,939 | $2,645 to $3,233 |
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 $838 for a studio up to $1,837 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, Alamo included.
Among Nevada's 17 counties, Lincoln ranks 16th for two-bedroom FMR. That's about 21% below the state median of $1,393 and about 8% above the national median county at $1,018. About 4,507 people live here, 14th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,100 in 89001 (Alamo) and $1,170 in 89042 (Panaca), 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 $986 and $1,205. 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.
$1,095 a month is affordable, by HUD's 30% rule, on an income of roughly $43,800 a year. Put another way, $21 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% ($986) | HAP at 100% ($1,095) | HAP at 110% ($1,205) |
|---|---|---|---|---|
| $2,500 | $750 | $236 | $345 | $455 |
| $4,000 | $1,200 | $0 | $0 | $5 |
Rate history
The two-bedroom rate went up 8% from FY 2025 ($1,017) to FY 2026 ($1,095). Since FY 2020 it's up 48% in total, about 6.7% a year. The Nevada median moved up 6% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $482 | $623 | $740 | $1,068 | $1,153 | — |
| FY 2021 | $484 | $606 | $734 | $1,035 | $1,149 | -0.8% |
| FY 2022 | $577 | $660 | $868 | $1,213 | $1,388 | +18.3% |
| FY 2023 | $617 | $701 | $923 | $1,306 | $1,521 | +6.3% |
| FY 2024 | $680 | $892 | $1,001 | $1,411 | $1,674 | +8.5% |
| FY 2025 | $741 | $897 | $1,017 | $1,425 | $1,708 | +1.6% |
| FY 2026 | $838 | $948 | $1,095 | $1,523 | $1,837 | +7.7% |
| FY 2027 | $824 | $920 | $1,068 | $1,479 | $1,785 | -2.5% |
Nearby counties
White Pine County
$1,315104 mi · pop 8,997
Clark County
$1,735105 mi · pop 2,265,926
Nye County
$1,220105 mi · pop 51,698
Esmeralda County
$1,472161 mi · pop 980
Eureka County
$1,393182 mi · pop 1,622
Lander County
$1,236206 mi · pop 5,728
Mineral County
$1,393209 mi · pop 4,568
Elko County
$1,530244 mi · pop 53,600
Questions people ask
$1,095 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $838 for a studio, $948 for one bedroom, $1,523 for three and $1,837 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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