FY2027 Small Area FMR · Lincoln, RI

ZIP 02865 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 02865 (Lincoln, RI) is $1,920 a month, up 6.7% from FY2026. That is 2% above the Providence-Fall River, RI-MA area-wide FMR of $1,879.

2-bedroom SAFMR$1,920per month ▲ 6.7%

Area-wide 2 BR FMR$1,879Providence-Fall River, RI-MA

Rank in the area55thof 102 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,728

2 BR Small Area FMR$1,920

110% of SAFMR$2,112

Housing agencies may set voucher payment standards anywhere from 90% to 110% of the FMR without asking HUD.

Studio$1,450▲ 5.8%

1 BR$1,540▲ 5.5%

2 BR$1,920▲ 6.7%

3 BR$2,350▲ 8.3%

4 BR$2,670▲ 3.5%

FY2027 FY2026

Where 02865 sits in the Providence-Fall River, RI-MA area

Of the 102 ZIP codes HUD lists for the area, 02865 has the 55th highest two-bedroom Small Area FMR. Providence-Fall River, RI-MA is not on HUD's list of mandatory Small Area FMR areas, so voucher payment standards here are normally based on the area-wide FMR of $1,879 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,920 for this ZIP code instead.

All unit sizes

Monthly gross rent including utilities
Unit	FY2027 SAFMR	Payment standard range	Area-wide FMR	FY2026 SAFMR
Studio	$1,450	$1,305 – $1,595	$1,423	$1,370
1 bedroom	$1,540	$1,386 – $1,694	$1,509	$1,460
2 bedrooms	$1,920	$1,728 – $2,112	$1,879	$1,800
3 bedrooms	$2,350	$2,115 – $2,585	$2,302	$2,170
4 bedrooms	$2,670	$2,403 – $2,937	$2,615	$2,580

A household renting a two-bedroom home at the Small Area FMR of $1,920 needs about $76,800 a year to keep housing costs at 30% of income. The area median family income is $112,100 and the 80% low-income limit for four people is $89,700. ZIP code 02865 lies mainly in Providence County. See the Providence-Fall River, RI-MA metro page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
02802	Albion	2.6 mi	$1,900
02863	Central Falls	3.4 mi	$1,650
02838	Manville	3.8 mi	$1,970
02917	Smithfield	3.9 mi	$1,560
02864	Cumberland	3.9 mi	$1,820
02904	Providence	4.0 mi	$1,910

Questions

What is the Fair Market Rent for ZIP code 02865?

HUD's FY2027 Small Area Fair Market Rents for 02865 are $1,450 (studio), $1,540 (1 BR), $1,920 (2 BR), $2,350 (3 BR) and $2,670 (4 BR) a month.

What is the Section 8 payment standard in 02865?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 02865 that range is $1,728 to $2,112 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 02865?

The FY2026 income limits of the Providence-Fall River, RI-MA area apply: median family income $112,100, low-income (80%) limit $89,700 for a family of four.