HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Lincoln County, South Dakota (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Lincoln County is $1,156 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,156
FY 2026, utilities included
Payment standard range
$1,040 to $1,272
90% to 110% of FMR
Income to afford 2BR
$46,240
per year, at 30% of income
Rank in South Dakota
6th of 66
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Lincoln moves to $1,228. 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 | $865 | $779 to $952 | $34,600 | $16.63/hr | +15.6% |
| 1 bedroom | $986 | $887 to $1,085 | $39,440 | $18.96/hr | +11.8% |
| 2 bedroom | $1,156 | $1,040 to $1,272 | $46,240 | $22.23/hr | +12.2% |
| 3 bedroom | $1,586 | $1,427 to $1,745 | $63,440 | $30.50/hr | +12.3% |
| 4 bedroom | $1,939 | $1,745 to $2,133 | $77,560 | $37.29/hr | +12.1% |
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 | $2,230 | $2,007 to $2,453 |
| 6 bedroom Estimate | $2,521 | $2,269 to $2,773 |
| 7 bedroom Estimate | $2,812 | $2,531 to $3,093 |
| 8 bedroom Estimate | $3,102 | $2,792 to $3,412 |
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 $865 for a studio up to $1,939 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Lincoln in with 3 other counties in the Sioux Falls metro, Minnehaha County, Turner County, McCook County among them, and every one of them gets $1,156 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among South Dakota's 66 counties, Lincoln ranks 6th for two-bedroom FMR. That's about 24% above the state median of $929 and about 14% above the national median county at $1,018. About 65,801 people live here, 3rd in the state.
Counties sharing the Sioux Falls metro rate
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $930 in 57013 (Canton) and $1,430 in 57032 (Harrisburg), with the 7 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 $1,040 and $1,272. 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.
$1,156 a month is affordable, by HUD's 30% rule, on an income of roughly $46,240 a year. Put another way, $22 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% ($1,040) | HAP at 100% ($1,156) | HAP at 110% ($1,272) |
|---|---|---|---|---|
| $2,500 | $750 | $290 | $406 | $522 |
| $4,000 | $1,200 | $0 | $0 | $72 |
Rate history
The two-bedroom rate went up 12% from FY 2025 ($1,030) to FY 2026 ($1,156). Since FY 2020 it's up 38% in total, about 5.5% a year. The South Dakota median moved up 7% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $599 | $685 | $839 | $1,096 | $1,302 | — |
| FY 2021 | $642 | $714 | $874 | $1,150 | $1,435 | +4.2% |
| FY 2022 | $668 | $733 | $897 | $1,187 | $1,535 | +2.6% |
| FY 2023 | $710 | $793 | $949 | $1,274 | $1,616 | +5.8% |
| FY 2024 | $769 | $884 | $1,042 | $1,417 | $1,768 | +9.8% |
| FY 2025 | $748 | $882 | $1,030 | $1,412 | $1,730 | -1.2% |
| FY 2026 | $865 | $986 | $1,156 | $1,586 | $1,939 | +12.2% |
| FY 2027 | $941 | $1,044 | $1,228 | $1,694 | $2,053 | +6.2% |
Nearby counties
Questions people ask
$1,156 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $865 for a studio, $986 for one bedroom, $1,586 for three and $1,939 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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