Lincoln County, NM: 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).

$1,0632-bedroom FMR, FY2027

$8391-bedroom FMR, FY2027

$59,05080% income limit, family of 4 (FY2026)

$73,800Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Lincoln County is $1,063 a month, up 6.4% from $999 in FY2026. Lincoln County belongs to the Lincoln County, NM 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	$834	$815	+2.3%	$751 – $917
1 bedroom	$839	$820	+2.3%	$756 – $922
2 bedrooms	$1,063	$999	+6.4%	$957 – $1,169
3 bedrooms	$1,355	$1,305	+3.8%	$1,220 – $1,490
4 bedrooms	$1,667	$1,611	+3.5%	$1,501 – $1,833

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 $957 to $1,169 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?

$26,113median income of renter households

$956Median gross rent, all units

44%Rent-to-income ratio (median rent ÷ median renter income)

52%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $26,113 can afford about $653 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,063 is $410 (62.8%) more than that. To rent a two-bedroom at the FMR, a household needs $42,520 a year under the 30% rule, or $38,268 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)	$956 ±$68
Median income of renter households	$26,113 ±$5,376
Renters paying 30% or more of income (cost-burdened)	51.8% ±21.5
Renters paying 50% or more (severely cost-burdened)	29.8% ±5.7
Renter households (where the share can be computed)	1,741

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$697	$956	+37.2%
Median renter household income	$22,778	$26,113	+14.6%
Renters paying 30%+ of income	41.3%	51.8%	+10.5 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 $73,800 (FY2025: $75,400, −2.1%). 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%)	$15,960 +0.7%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$42,850 −0.7%	$45,800 −2.0%	$48,750 −2.1%
Very low income (50%)	$25,850 −2.1%	$29,550 −2.2%	$33,250 −2.1%	$36,900 −2.1%	$39,900 −2.1%	$42,850 −2.1%	$45,800 −2.0%	$48,750 −2.1%
Low income (80%)	$41,350 −2.1%	$47,250 −2.1%	$53,150 −2.1%	$59,050 −2.1%	$63,800 −2.1%	$68,500 −2.1%	$73,250 −2.1%	$77,950 −2.1%

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.