HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Lincoln County, Wyoming (FY 2027)
A two-bedroom in Lincoln County carries a FY 2027 Fair Market Rent of $999 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in Lincoln keys off that figure.
Two-bedroom FMR
$999
+3.7% from FY 2026
Payment standard
$899–$1,099
90% to 110% of the FMR, two-bedroom
Income to afford
$39,960
a year, with rent at 30% of income
Rank in Wyoming
19th of 23
by two-bedroom FMR, highest first
FY 2027 Fair Market Rents
Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2026 |
|---|---|---|---|---|---|
| Studio | $759 | $683–$835 | $30,360 | $14.60/hr | +4.1% |
| 1 bedroom | $764 | $688–$840 | $30,560 | $14.69/hr | +4.1% |
| 2 bedroom | $999 | $899–$1,099 | $39,960 | $19.21/hr | +3.7% |
| 3 bedroom | $1,383 | $1,245–$1,521 | $55,320 | $26.60/hr | +3.3% |
| 4 bedroom | $1,662 | $1,496–$1,828 | $66,480 | $31.96/hr | +2.9% |
Five to eight 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 | $1,911 | $1,720–$2,102 |
| 6 bedroom Estimate | $2,161 | $1,945–$2,377 |
| 7 bedroom Estimate | $2,410 | $2,169–$2,651 |
| 8 bedroom Estimate | $2,659 | $2,393–$2,925 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
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.
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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 $899 and $1,099. 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.
$999 a month is affordable, by HUD's 30% rule, on an income of roughly $39,960 a year. Put another way, $19 an hour full time.
Worked example for a two-bedroom renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.
| Monthly household income | Tenant pays (30%) | Voucher pays at 90%$899 | Voucher pays at 100%$999 | Voucher pays at 110%$1,099 |
|---|---|---|---|---|
| $2,500 | $750 | $149 | $249 | $349 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 4% from FY 2026 ($963) to FY 2027 ($999). Since FY 2020 it's up 17% in total, about 2.3% a year. The Wyoming median moved up 4% over the same year.
| Fiscal 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 2027In effect | $759 | $764 | $999 | $1,383 | $1,662 | +3.7% |
About this rate
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 2027 that's October 1, 2026 through September 30, 2027. In Lincoln, that runs from $759 for a studio up to $1,662 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 $1,016 and about 6% below the national median county at $1,063. About 20,486 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 $1,000 in 83101 (Kemmerer) and $1,480 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 | $1,000 | +0.1% |
| 83110 | Afton | $1,000 | +0.1% |
| 83111 | Auburn | $1,260 | +26.1% |
| 83112 | Bedford | $1,320 | +32.1% |
| 83114 | Cokeville | $1,250 | +25.1% |
| 83116 | Diamondville | $1,000 | +0.1% |
| 83118 | Etna | $1,410 | +41.1% |
| 83119 | Fairview | $1,000 | +0.1% |
| 83120 | Freedom | $1,480 | +48.1% |
| 83121 | Frontier | $1,000 | +0.1% |
| 83122 | Grover | $1,200 | +20.1% |
| 83123 | La Barge | $1,000 | +0.1% |
| 83124 | Opal | $1,000 | +0.1% |
| 83126 | Smoot | $1,000 | +0.1% |
| 83127 | Thayne | $1,450 | +45.1% |
| 83128 | Alpine | $1,370 | +37.1% |
Nearby counties
Two-bedroom FMR, with how each compares to Lincoln.
Sublette County
50 mi · 8,838 people
$1,068
+7%
Teton County
79 mi · 23,396 people
$1,683
+68%
Uinta County
90 mi · 20,644 people
$999
same rate
Sweetwater County
103 mi · 41,542 people
$999
same rate
Fremont County
120 mi · 39,533 people
$999
same rate
Hot Springs County
155 mi · 4,620 people
$999
same rate
Park County
167 mi · 30,449 people
$1,016
+2%
Washakie County
187 mi · 7,703 people
$999
same rate
Questions people ask
$999 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $759 for a studio, $764 for one bedroom, $1,383 for three and $1,662 for four.
Tools for this county
Fair Market Rent lookup
Any ZIP code's Small Area FMR by bedroom count
Section 8 rent calculator
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
The 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. Free to start, no card.
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