HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Lincoln County, Wyoming (FY 2026)
A two-bedroom in Lincoln County carries a FY 2026 Fair Market Rent of $963 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Lincoln keys off that figure.
2 bedroom FMR
$963
FY 2026, utilities included
Payment standard range
$867 to $1,059
90% to 110% of FMR
Income to afford 2BR
$38,520
per year, at 30% of income
Rank in Wyoming
19th of 23
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Lincoln moves to $999. That's up 4%. 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 | $729 | $656 to $802 | $29,160 | $14.02/hr | +3.1% |
| 1 bedroom | $734 | $661 to $807 | $29,360 | $14.12/hr | +3.2% |
| 2 bedroom | $963 | $867 to $1,059 | $38,520 | $18.52/hr | +3.2% |
| 3 bedroom | $1,339 | $1,205 to $1,473 | $53,560 | $25.75/hr | +2.4% |
| 4 bedroom | $1,615 | $1,454 to $1,777 | $64,600 | $31.06/hr | +3.1% |
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 | $1,857 | $1,671 to $2,043 |
| 6 bedroom Estimate | $2,100 | $1,890 to $2,310 |
| 7 bedroom Estimate | $2,342 | $2,108 to $2,576 |
| 8 bedroom Estimate | $2,584 | $2,326 to $2,842 |
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 $729 for a studio up to $1,615 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, Kemmerer included.
Among Wyoming's 23 counties, Lincoln ranks 19th for two-bedroom FMR. That's within a couple percent of the state median of $980 and about 5% below the national median county at $1,018. About 19,794 people live here, 11th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $960 in 83101 (Kemmerer) and $1,470 in 83120 (Freedom), 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 |
|---|---|---|---|
| 83101 | Kemmerer | $960 | -0.3% |
| 83110 | Afton | $960 | -0.3% |
| 83111 | Auburn | $1,190 | +23.6% |
| 83112 | Bedford | $1,240 | +28.8% |
| 83114 | Cokeville | $1,350 | +40.2% |
| 83116 | Diamondville | $960 | -0.3% |
| 83118 | Etna | $1,420 | +47.5% |
| 83119 | Fairview | $960 | -0.3% |
| 83120 | Freedom | $1,470 | +52.6% |
| 83121 | Frontier | $960 | -0.3% |
| 83122 | Grover | $1,130 | +17.3% |
| 83123 | La Barge | $960 | -0.3% |
| 83124 | Opal | $960 | -0.3% |
| 83126 | Smoot | $960 | -0.3% |
| 83127 | Thayne | $1,350 | +40.2% |
| 83128 | Alpine | $1,420 | +47.5% |
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 $867 and $1,059. 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.
$963 a month is affordable, by HUD's 30% rule, on an income of roughly $38,520 a year. Put another way, $19 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% ($867) | HAP at 100% ($963) | HAP at 110% ($1,059) |
|---|---|---|---|---|
| $2,500 | $750 | $117 | $213 | $309 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 3% from FY 2025 ($933) to FY 2026 ($963). Since FY 2020 it's up 13% in total, about 2.0% a year. The Wyoming median held flat over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $638 | $648 | $853 | $1,094 | $1,344 | — |
| FY 2021 | $625 | $629 | $829 | $1,068 | $1,391 | -2.8% |
| FY 2022 | $614 | $618 | $813 | $1,096 | $1,392 | -1.9% |
| FY 2023 | $623 | $628 | $826 | $1,174 | $1,407 | +1.6% |
| FY 2024 | $684 | $689 | $905 | $1,275 | $1,536 | +9.6% |
| FY 2025 | $707 | $711 | $933 | $1,307 | $1,567 | +3.1% |
| FY 2026 | $729 | $734 | $963 | $1,339 | $1,615 | +3.2% |
| FY 2027 | $759 | $764 | $999 | $1,383 | $1,662 | +3.7% |
Nearby counties
Questions people ask
$963 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $729 for a studio, $734 for one bedroom, $1,339 for three and $1,615 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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