HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Lincoln County, Oklahoma (FY 2026)
A two-bedroom in Lincoln County carries a FY 2026 Fair Market Rent of $937 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Lincoln keys off that figure.
2 bedroom FMR
$937
FY 2026, utilities included
Payment standard range
$843 to $1,031
90% to 110% of FMR
Income to afford 2BR
$37,480
per year, at 30% of income
Rank in Oklahoma
59th of 77
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Lincoln moves to $916. 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 | $809 | $728 to $890 | $32,360 | $15.56/hr | +2.9% |
| 1 bedroom | $814 | $733 to $895 | $32,560 | $15.65/hr | +2.9% |
| 2 bedroom | $937 | $843 to $1,031 | $37,480 | $18.02/hr | +3.0% |
| 3 bedroom | $1,257 | $1,131 to $1,383 | $50,280 | $24.17/hr | +1.0% |
| 4 bedroom | $1,426 | $1,283 to $1,569 | $57,040 | $27.42/hr | +11.1% |
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 | $1,640 | $1,476 to $1,804 |
| 6 bedroom Estimate | $1,854 | $1,669 to $2,039 |
| 7 bedroom Estimate | $2,068 | $1,861 to $2,275 |
| 8 bedroom Estimate | $2,282 | $2,054 to $2,510 |
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 $809 for a studio up to $1,426 for four bedrooms, all five rates in the table above.
Lincoln is its own HUD metro area (Lincoln County, OK), so the rate here is set from rents inside the county rather than a wider region.
Among Oklahoma's 77 counties, Lincoln ranks 59th for two-bedroom FMR. That's within a couple percent of the state median of $937 and about 8% below the national median county at $1,018. About 33,734 people live here, 30th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $940 in 74079 (Stroud) and $1,130 in 74855 (Meeker), with the 10 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 $843 and $1,031. 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.
$937 a month is affordable, by HUD's 30% rule, on an income of roughly $37,480 a year. Put another way, $18 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% ($843) | HAP at 100% ($937) | HAP at 110% ($1,031) |
|---|---|---|---|---|
| $2,500 | $750 | $93 | $187 | $281 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 3% from FY 2025 ($910) to FY 2026 ($937). Since FY 2020 it's up 37% in total, about 5.3% a year. The Oklahoma median moved up 3% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $524 | $527 | $686 | $942 | $945 | — |
| FY 2021 | $591 | $595 | $728 | $1,020 | $1,024 | +6.1% |
| FY 2022 | $617 | $620 | $740 | $1,023 | $1,027 | +1.6% |
| FY 2023 | $683 | $687 | $797 | $1,080 | $1,084 | +7.7% |
| FY 2024 | $766 | $771 | $891 | $1,197 | $1,201 | +11.8% |
| FY 2025 | $786 | $791 | $910 | $1,244 | $1,284 | +2.1% |
| FY 2026 | $809 | $814 | $937 | $1,257 | $1,426 | +3.0% |
| FY 2027 | $808 | $822 | $916 | $1,217 | $1,417 | -2.2% |
Nearby counties
Payne County
$1,03527 mi · pop 82,058
Okfuskee County
$93733 mi · pop 11,349
Creek County
$1,21735 mi · pop 72,076
Logan County
$1,24435 mi · pop 49,919
Pottawatomie County
$93735 mi · pop 72,734
Oklahoma County
$1,24436 mi · pop 795,822
Seminole County
$93741 mi · pop 23,592
Pawnee County
$1,00642 mi · pop 15,682
Questions people ask
$937 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $809 for a studio, $814 for one bedroom, $1,257 for three and $1,426 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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