FY2026 Fair Market Rents — Lincoln County, NV
The HUD-published Fair Market Rents for FY2026 in this area are:
Studio
$838
1BR
$948
2BR
$1,095
3BR
$1,523
4BR
$1,837
Hours/week at min wage
71 hrs
to afford the 2BR FMR @ $12.00/hr (NV)
YoY change (2BR)
+7.7%
+$78 vs FY2025 · 5-yr +49.2%
Voucher payment standard
$986–$1,205
PHAs set HCV payment at 90–110% of the 2BR FMR
Lincoln County, NV
Non-Metropolitan area · NV · View full history · Income limits · LIHTC rents
FY2026 Fair Market Rents
| Bedroom Size | Monthly FMR | Annual Equivalent |
|---|---|---|
| Efficiency (Studio) | $838 | $10,056 |
| 1-Bedroom | $948 | $11,376 |
| 2-Bedroom | $1,095 | $13,140 |
| 3-Bedroom | $1,523 | $18,276 |
| 4-Bedroom | $1,837 | $22,044 |
Recent 2-Bedroom FMR Trend
FY2020 $740 → FY2026 $1,095
| Fiscal Year | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| FY2026 | $838 | $948 | $1,095 | $1,523 | $1,837 |
| FY2025 | $741 | $897 | $1,017 | $1,425 | $1,708 |
| FY2024 | $680 | $892 | $1,001 | $1,411 | $1,674 |
| FY2023 | $617 | $701 | $923 | $1,306 | $1,521 |
| FY2022 | $577 | $660 | $868 | $1,213 | $1,388 |
| FY2021 | $484 | $606 | $734 | $1,035 | $1,149 |
| FY2020 | $482 | $623 | $740 | $1,068 | $1,153 |
View full FMR history back to FY2000 →
FY2026 Income Limits
Area Median Income (AMI): $98,900
| AMI Level | 1p | 2p | 3p | 4p | 5p | 6p |
|---|---|---|---|---|---|---|
| 30% AMI (Extremely Low) | $22,050 | $25,200 | $28,350 | $33,000 | $38,680 | $44,360 |
| 50% AMI (Very Low) | $36,700 | $41,950 | $47,150 | $52,400 | $56,600 | $60,800 |
| 80% AMI (Low) | $58,700 | $67,100 | $75,500 | $83,850 | $90,550 | $97,250 |
Full income limits table (all 8 household sizes) →
Affordability Snapshot
2BR Annual FMR
$13,140/yr
FMR as % of Area Median Income
13.3% of AMI
Under 30% — affordable at median income
Income Needed (30% rule, 2BR)
$43,800/yr
$3,650/mo gross income
FY2026 LIHTC Maximum Rents
Maximum gross rents for Low-Income Housing Tax Credit units, by income band. Full LIHTC details →
| AMI Band | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| 50% AMI Maximum | $865 | $989 | $1,112 | $1,335 | $1,434 |
| 60% AMI Maximum | $1,038 | $1,186 | $1,335 | $1,602 | $1,720 |
FY2026 HOME Program Rent Limits
Maximum rents for HOME Investment Partnerships–funded units. High HOME rents apply to most assisted units; Low HOME rents apply to the lowest-income set-aside units. Full HOME rent details →
| Limit Type | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| High HOME Rent | $838 | $948 | $1,095 | $1,523 | $1,607 |
| Low HOME Rent | $917 | $1,048 | $1,178 | $1,310 | $1,415 |
Compare Lincoln County, NV With Other NV Metros
vs. Carson City, NV MSA
vs. Las Vegas-Henderson-Paradise, NV MSA
vs. Lyon County, NV HUD Metro FMR Area
vs. Reno, NV MSA