HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Lincoln County, Oregon (FY 2026)
A two-bedroom in Lincoln County carries a FY 2026 Fair Market Rent of $1,480 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Lincoln keys off that figure.
2 bedroom FMR
$1,480
FY 2026, utilities included
Payment standard range
$1,332 to $1,628
90% to 110% of FMR
Income to afford 2BR
$59,200
per year, at 30% of income
Rank in Oregon
15th of 36
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Lincoln moves to $1,400. That's down 5%. 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 | $1,121 | $1,009 to $1,233 | $44,840 | $21.56/hr | +14.2% |
| 1 bedroom | $1,128 | $1,015 to $1,241 | $45,120 | $21.69/hr | +11.9% |
| 2 bedroom | $1,480 | $1,332 to $1,628 | $59,200 | $28.46/hr | +12.0% |
| 3 bedroom | $2,043 | $1,839 to $2,247 | $81,720 | $39.29/hr | +10.8% |
| 4 bedroom | $2,483 | $2,235 to $2,731 | $99,320 | $47.75/hr | +11.8% |
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 | $2,855 | $2,570 to $3,141 |
| 6 bedroom Estimate | $3,228 | $2,905 to $3,551 |
| 7 bedroom Estimate | $3,600 | $3,240 to $3,960 |
| 8 bedroom Estimate | $3,973 | $3,576 to $4,370 |
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 $1,121 for a studio up to $2,483 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, Depoe Bay included.
Among Oregon's 36 counties, Lincoln ranks 15th for two-bedroom FMR. That's about 6% above the state median of $1,393 and about 45% above the national median county at $1,018. About 50,334 people live here, 18th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,210 in 97376 (Seal Rock) and $2,030 in 97364 (Neotsu), with the 16 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.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 97341 | Depoe Bay | $1,530 | +3.4% |
| 97343 | Eddyville | $1,330 | -10.1% |
| 97357 | Logsden | $1,560 | +5.4% |
| 97364 | Neotsu | $2,030 | +37.2% |
| 97365 | Newport | $1,490 | +0.7% |
| 97366 | South Beach | $1,820 | +23.0% |
| 97367 | Lincoln City | $1,600 | +8.1% |
| 97368 | Otis | $1,410 | -4.7% |
| 97369 | Otter Rock | $1,510 | +2.0% |
| 97376 | Seal Rock | $1,210 | -18.2% |
| 97380 | Siletz | $1,780 | +20.3% |
| 97388 | Gleneden Beach | $1,610 | +8.8% |
| 97390 | Tidewater | $1,350 | -8.8% |
| 97391 | Toledo | $1,320 | -10.8% |
| 97394 | Waldport | $1,340 | -9.5% |
| 97498 | Yachats | $1,740 | +17.6% |
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 $1,332 and $1,628. 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.
$1,480 a month is affordable, by HUD's 30% rule, on an income of roughly $59,200 a year. Put another way, $28 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% ($1,332) | HAP at 100% ($1,480) | HAP at 110% ($1,628) |
|---|---|---|---|---|
| $2,500 | $750 | $582 | $730 | $878 |
| $4,000 | $1,200 | $132 | $280 | $428 |
Rate history
The two-bedroom rate went up 12% from FY 2025 ($1,322) to FY 2026 ($1,480). Since FY 2020 it's up 46% in total, about 6.5% a year. The Oregon median moved up 11% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $659 | $812 | $1,012 | $1,460 | $1,767 | — |
| FY 2021 | $686 | $835 | $1,040 | $1,488 | $1,801 | +2.8% |
| FY 2022 | $732 | $877 | $1,102 | $1,556 | $1,886 | +6.0% |
| FY 2023 | $800 | $903 | $1,163 | $1,634 | $1,981 | +5.5% |
| FY 2024 | $928 | $972 | $1,274 | $1,782 | $2,162 | +9.5% |
| FY 2025 | $982 | $1,008 | $1,322 | $1,844 | $2,220 | +3.8% |
| FY 2026 | $1,121 | $1,128 | $1,480 | $2,043 | $2,483 | +12.0% |
| FY 2027 | $1,063 | $1,070 | $1,400 | $1,892 | $2,340 | -5.4% |
Nearby counties
Benton County
$1,62231 mi · pop 95,615
Polk County
$1,56037 mi · pop 87,600
Tillamook County
$1,40552 mi · pop 27,345
Yamhill County
$1,92253 mi · pop 107,674
Linn County
$1,50056 mi · pop 128,598
Marion County
$1,56059 mi · pop 345,815
Lane County
$1,68862 mi · pop 382,218
Washington County
$1,92277 mi · pop 599,541
Questions people ask
$1,480 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,121 for a studio, $1,128 for one bedroom, $2,043 for three and $2,483 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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