Location: Providence-Fall River, RI | Metro: Providence-Fall River, RI-MA HUD Metro FMR Area
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,450 |
| 1 Bedroom | $1,540 |
| 2 Bedrooms | $1,920 |
| 3 Bedrooms | $2,350 |
| 4 Bedrooms | $2,670 |
| 5 Bedrooms | $3,097 |
| 6 Bedrooms | $3,469 |
| 7 Bedrooms | $3,747 |
| 8 Bedrooms | $3,934 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,540 | $251,789 | 0.61% | D |
| 2BR | $1,920 | $406,463 | 0.47% | F |
| 3BR | $2,350 | $570,603 | 0.41% | F |
| 4BR | $2,670 | $778,093 | 0.34% | F |
| 5BR | $3,097 | $931,975 | 0.33% | F |
U.S. Census Bureau data (2024)
The Fair Market Rent (FMR) for ZIP code 02865, which covers Lincoln, Rhode Island, is set at $2040 per month for the fiscal year 2024. This figure represents the payment standard for Section 8 housing vouchers in your area, meaning that if you participate in the program, the government will pay up to $2040 per unit per month to cover the rent. However, it's important to note that this does not necessarily mean that your rent will be $2040; the actual rent can vary based on the specifics of the property and the voucher holder's income.
To put this into context, the average rent for a two-bedroom apartment in ZIP 02865, according to recent Census data, is approximately $1,398. The FMR being higher suggests that there might be a gap between the market rates and what the government considers fair for subsidized housing. This could work in your favor as a landlord, ensuring that you receive a competitive rate for your rental property.
With a renter share of 27.1%, there is a notable demand for rental properties in Lincoln. This means that nearly one in every four households in the area are renters, indicating a steady pool of potential tenants. Furthermore, the median home value in ZIP 02865 is around $558,109, which can give you an idea of the typical acquisition costs for properties in the area. If you're planning to buy a property specifically for Section 8 rentals, this figure provides a benchmark for pricing and investment.
Before proceeding with your first Section 8 rental, it's crucial to verify that your property meets the Housing Quality Standards (HQS). These standards ensure that the rental unit is safe, decent, and sanitary. A thorough inspection and any necessary repairs to meet these criteria should be completed before signing up for the program.
In summary, the FMR of $2040 offers a reliable guideline for the maximum rent subsidy you can expect, while the average local rent of $1,398 indicates a potential opportunity to charge a premium for quality units. With a significant portion of the population renting, you can anticipate a consistent demand for your property. Ensure that your unit complies with HQS to avoid any complications once you're part of the program.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.