Lincoln County, ID: Fair Market Rent 2027 and Income Limits

Official HUD figures for landlords and renters, effective October 1, 2026 (rents) and May 1, 2026 (income limits).

$1,0472-bedroom FMR, FY2027

$9541-bedroom FMR, FY2027

$70,40080% income limit, family of 4 (FY2026)

$83,400Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Lincoln County is $1,047 a month, up 7.6% from $973 in FY2026. Lincoln County belongs to the Lincoln County, ID FMR area (non-metro county), so the same figures apply across that area. FMRs are gross rents: rent plus all tenant-paid utilities except phone, cable and internet.

Fair market rent in Lincoln County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$923	$848	+8.8%	$831 – $1,015
1 bedroom	$954	$888	+7.4%	$859 – $1,049
2 bedrooms	$1,047	$973	+7.6%	$943 – $1,151
3 bedrooms	$1,450	$1,353	+7.2%	$1,305 – $1,595
4 bedrooms	$1,750	$1,632	+7.2%	$1,575 – $1,925

Source: HUD Fair Market Rents FY2027 (effective October 1, 2026) and FY2026 (revised file), details.

What can a landlord charge a Section 8 tenant here?

The FMR is not a cap on what you can ask on the open market. For a Housing Choice Voucher tenant, the local housing authority sets a payment standard, normally between 90% and 110% of the FMR (or of the ZIP-level Small Area FMR where those apply). For a two-bedroom unit in Lincoln County that is typically $943 to $1,151 including utilities. You can charge more than the payment standard if the rent passes the housing authority's rent-reasonableness test and, at move-in, the tenant's share stays within 40% of their adjusted monthly income. Ask the housing authority for its current payment standard schedule.

Can local renters afford the fair market rent?

$61,304median income of renter households

$1,021Median gross rent, all units

20%Rent-to-income ratio (median rent ÷ median renter income)

43%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $61,304 can afford about $1,533 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,047 is $486 (31.7%) less than that. To rent a two-bedroom at the FMR, a household needs $41,880 a year under the 30% rule, or $37,692 under the common landlord rule that income must be three times the rent.

Lincoln County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,021 ±$121
Median income of renter households	$61,304 ±$6,203
Renters paying 30% or more of income (cost-burdened)	43.4% ±8.7
Renters paying 50% or more (severely cost-burdened)	27.6% ±9.0
Renter households (where the share can be computed)	290

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$639	$1,021	+59.8%
Median renter household income	$34,756	$61,304	+76.4%
Renters paying 30%+ of income	37.6%	43.4%	+5.8 pts

Rent-to-income calculator: does an applicant qualify? → · Most affordable counties to rent in this state →

Source: U.S. Census Bureau, American Community Survey 5-Year Estimates 2020–2024 and 2015–2019 (tables B25064, B25119, B25070). ± = margin of error at 90% confidence. Dollar figures are not adjusted for inflation.

HUD income limits for Lincoln County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $83,400 (FY2025: $79,300, +5.2%). Small figures under each limit show the change from FY2025.

Household size	1 person	2 people	3 people	4 people	5 people	6 people	7 people	8 people
Extremely low income (30%)	$18,500 +4.2%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$30,800 +4.1%	$35,200 +4.1%	$39,600 +4.1%	$44,000 +4.1%	$47,550 +4.2%	$51,050 +4.2%	$54,600 +4.2%	$58,100 +4.1%
Low income (80%)	$49,300 +4.1%	$56,350 +4.2%	$63,400 +4.2%	$70,400 +4.1%	$76,050 +4.1%	$81,700 +4.1%	$87,300 +4.1%	$92,950 +4.1%

The 30% limit is HUD's “extremely low income” limit: the higher of 30% of median income or the federal poverty guideline, but never above the 50% limit. That is why it can rise faster than 30% of median for larger households. Tax-credit (LIHTC) properties use separate Multifamily Tax Subsidy Project limits.

Source: HUD Section 8 Income Limits FY2026 (effective May 1, 2026) and FY2025, details.