Lincoln County, NC: 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).

$1,1382-bedroom FMR, FY2027

$1,0451-bedroom FMR, FY2027

$84,50080% income limit, family of 4 (FY2026)

$105,600Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Lincoln County is $1,138 a month, up 8.0% from $1,054 in FY2026. Lincoln County belongs to the Lincoln County, NC HUD Metro FMR Area FMR area, 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	$1,003	$917	+9.4%	$903 – $1,103
1 bedroom	$1,045	$953	+9.7%	$941 – $1,149
2 bedrooms	$1,138	$1,054	+8.0%	$1,025 – $1,251
3 bedrooms	$1,576	$1,461	+7.9%	$1,419 – $1,733
4 bedrooms	$1,902	$1,728	+10.1%	$1,712 – $2,092

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 $1,025 to $1,251 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?

$42,821median income of renter households

$1,015Median gross rent, all units

28%Rent-to-income ratio (median rent ÷ median renter income)

42%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $42,821 can afford about $1,071 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,138 is $67 (6.3%) more than that. To rent a two-bedroom at the FMR, a household needs $45,520 a year under the 30% rule, or $40,968 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)	$1,015 ±$67
Median income of renter households	$42,821 ±$4,823
Renters paying 30% or more of income (cost-burdened)	41.7% ±6.8
Renters paying 50% or more (severely cost-burdened)	27.1% ±6.4
Renter households (where the share can be computed)	6,834

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$727	$1,015	+39.6%
Median renter household income	$32,127	$42,821	+33.3%
Renters paying 30%+ of income	40.4%	41.7%	+1.3 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.

Small Area FMRs by ZIP code (FY2027)

In metro areas HUD also publishes ZIP-level Small Area Fair Market Rents. Housing authorities in designated areas must use them for voucher payment standards; others may opt in. Here the two-bedroom SAFMR ranges from $1,010 to $1,620 depending on the ZIP code.

All 13 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
28006	$1,160	$1,200	$1,310	$1,730	$2,130
28021	$980	$1,020	$1,120	$1,430	$1,730
28033	$940	$970	$1,060	$1,410	$1,730
28034	$940	$980	$1,070	$1,310	$1,660
28037	$1,160	$1,200	$1,320	$1,800	$2,180
28080	$1,170	$1,220	$1,330	$1,840	$2,220
28090	$850	$870	$1,010	$1,390	$1,560
28092	$960	$1,000	$1,090	$1,510	$1,820
28093	$1,010	$1,050	$1,140	$1,580	$1,910
28164	$1,190	$1,240	$1,350	$1,720	$2,150
28168	$890	$920	$1,030	$1,360	$1,650
28650	$860	$870	$1,010	$1,330	$1,560
28673	$1,360	$1,360	$1,620	$1,980	$2,410

Source: HUD FY2027 Small Area FMRs (effective October 1, 2026).

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 $105,600 (FY2025: $99,000, +6.7%). 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%)	$22,200 +8.0%	$25,400 +8.3%	$28,550 +7.1%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$37,000 +8.3%	$42,250 +8.2%	$47,550 +8.2%	$52,800 +8.2%	$57,050 +8.2%	$61,250 +8.1%	$65,500 +8.2%	$69,700 +8.1%
Low income (80%)	$59,150 +8.1%	$67,600 +8.2%	$76,050 +8.2%	$84,500 +8.2%	$91,300 +8.2%	$98,050 +8.2%	$104,800 +8.2%	$111,550 +8.2%

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.