Location: Lincoln County, NE | Metro: Lincoln County, NE
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 | $770 |
| 1 Bedroom | $780 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,210 |
| 4 Bedrooms | $1,370 |
| 5 Bedrooms | $1,589 |
| 6 Bedrooms | $1,780 |
| 7 Bedrooms | $1,922 |
| 8 Bedrooms | $2,018 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,210 | $338,853 | 0.36% | F |
U.S. Census Bureau data (2024)
In ZIP code 69123, the Section 8 housing program operates under specific economic parameters that directly impact landlords and small-portfolio investors. The SAFMR (Small Area Fair Market Rent) for a two-bedroom apartment in this ZIP code for fiscal year 2026 is set at $990. This figure represents the maximum amount that the Housing Choice Voucher program will pay towards the rental cost for a two-bedroom unit.
The local market rent, according to the latest Census ACS data, is slightly higher at $1,011. This means that landlords who accept Section 8 vouchers will be receiving a rate that is just below the average market rent for a similar property in the same area.
A voucher payment is composed of two parts: the tenant's portion and the utility allowance. The tenant's portion is typically calculated based on 30% of their adjusted income. For simplicity, let’s assume the average tenant in ZIP 69123 has an adjusted income that results in a contribution of around $250 towards the rent. This amount varies depending on the individual tenant's income but gives you an idea of what to expect.
The utility allowance is a fixed amount intended to cover the tenant's energy costs. In ZIP 69123, the utility allowance for a two-bedroom apartment is set at $200. This means that the total reimbursement a landlord can expect from a voucher tenant for a two-bedroom unit would be the sum of the SAFMR, the tenant's portion, and the utility allowance.
To calculate the total reimbursement, add the SAFMR of $990, the tenant's portion of $250, and the utility allowance of $200. This sums up to $1,440. However, since the utility allowance is not part of the rent but a separate payment, the actual rent reimbursement from the voucher program remains at $990.
Given that the local market rent is $1,011, landlords accepting Section 8 vouchers in ZIP 69123 would face a slight shortfall of $21 per month. This is the difference between the market rent and the SAFMR reimbursement. However, the utility allowance provides additional compensation that landlords should factor into their overall financial planning.
It's important to note that the SAFMR is specific to this ZIP code, meaning it does not apply uniformly across the entire county or metro area. This specificity allows for a more accurate reflection of the local rental market conditions.
In summary, landlords in ZIP 69123 can expect a reimbursement of $990 for a two-bedroom unit under the Section 8 program, with an additional $200 for utilities. The market rent being $1,011 creates a small gap of $21 per month. Landlords should carefully consider these numbers when deciding whether to participate in the Section 8 program.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). 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.