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Section 8 Income Limits by State (2026)

How HUD calculates Section 8 income limits, 2026 income limit categories explained, Area Median Income (AMI) by metro area, family size adjustments, asset rules, and how to look up the exact income limits for your area.

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Quick Answer

Section 8 income limits are based on the Area Median Income (AMI) for your metro area or county, NOT statewide figures. HUD updates these limits annually, typically in April. For 2026, the three income limit categories are: Extremely Low Income (30% AMI or less), Very Low Income (50% AMI or less), and Low Income (80% AMI or less).

To qualify for a Housing Choice Voucher, your household income must generally be below 50% of AMI (Very Low Income). By law, 75% of new vouchers issued each year must go to families at or below 30% AMI (Extremely Low Income). Income limits vary dramatically by location -- a family of 4 with $40,000 income might qualify in San Francisco but not in a rural area.

You can look up the exact 2026 income limits for your area using HUD's Income Limits tool at huduser.gov/portal/datasets/il.html. Select your state, county, and metro area to see the limits by family size.

Look Up Your Exact Income Limits

The limits on this page are for the top 20 metro areas. To find the exact income limits for YOUR area:

HUD Income Limits Tool →

Select your state and county to see income limits by family size and income category.

Income Limit Categories

Extremely Low Income (ELI)
30% of AMI or less

The lowest income category. Households earning 30% or less of the area median income. This is the highest priority tier -- 75% of all new Section 8 vouchers must go to ELI families.

Highest priority for voucher issuance. Typically pays $0-$50/month in rent. Most likely to receive preferences on waitlists.

Very Low Income (VLI)
50% of AMI or less

The primary eligibility threshold for Section 8. Households earning between 30% and 50% of AMI. The remaining 25% of new vouchers go to VLI families.

Standard Section 8 eligibility cutoff. Most applicants on waitlists fall into this category.

Low Income (LI)
80% of AMI or less

Used for some HUD programs (public housing, HOME, CDBG) but NOT for new Section 8 voucher issuance. If you are already a Section 8 participant and your income rises above 50% AMI but stays below 80% AMI, you can keep your voucher.

Not eligible for new Section 8 vouchers, but relevant for maintaining existing assistance and for other HUD programs like LIHTC housing.

2026 Income Limits -- Top 20 Metro Areas

Approximate FY 2026 income limits. Showing 1-person and 4-person household limits. For exact figures and other family sizes, use HUD's Income Limits tool.

New York City, NY
AMI: $106,400
ELI (1-person):$24,500
ELI (4-person):$34,950
VLI (1-person):$40,800
VLI (4-person):$58,250
LI (1-person):$65,250
LI (4-person):$93,200
Los Angeles, CA
AMI: $95,800
ELI (1-person):$24,100
ELI (4-person):$34,400
VLI (1-person):$40,100
VLI (4-person):$57,300
LI (1-person):$64,200
LI (4-person):$91,650
Chicago, IL
AMI: $99,400
ELI (1-person):$23,200
ELI (4-person):$33,100
VLI (1-person):$38,600
VLI (4-person):$55,150
LI (1-person):$61,800
LI (4-person):$88,200
Houston, TX
AMI: $88,200
ELI (1-person):$20,000
ELI (4-person):$28,550
VLI (1-person):$33,350
VLI (4-person):$47,600
LI (1-person):$53,350
LI (4-person):$76,200
Phoenix, AZ
AMI: $82,200
ELI (1-person):$19,050
ELI (4-person):$27,200
VLI (1-person):$31,750
VLI (4-person):$45,350
LI (1-person):$50,800
LI (4-person):$72,550
Philadelphia, PA
AMI: $98,800
ELI (1-person):$23,050
ELI (4-person):$32,900
VLI (1-person):$38,400
VLI (4-person):$54,850
LI (1-person):$61,500
LI (4-person):$87,800
San Antonio, TX
AMI: $74,500
ELI (1-person):$17,150
ELI (4-person):$24,500
VLI (1-person):$28,600
VLI (4-person):$40,850
LI (1-person):$45,750
LI (4-person):$65,350
San Diego, CA
AMI: $103,400
ELI (1-person):$24,900
ELI (4-person):$35,550
VLI (1-person):$41,500
VLI (4-person):$59,250
LI (1-person):$66,350
LI (4-person):$94,800
Dallas, TX
AMI: $90,200
ELI (1-person):$20,800
ELI (4-person):$29,700
VLI (1-person):$34,700
VLI (4-person):$49,550
LI (1-person):$55,500
LI (4-person):$79,300
San Francisco, CA
AMI: $149,600
ELI (1-person):$37,400
ELI (4-person):$53,350
VLI (1-person):$62,300
VLI (4-person):$89,000
LI (1-person):$99,700
LI (4-person):$142,400
Austin, TX
AMI: $104,000
ELI (1-person):$23,450
ELI (4-person):$33,500
VLI (1-person):$39,100
VLI (4-person):$55,850
LI (1-person):$62,550
LI (4-person):$89,350
Jacksonville, FL
AMI: $79,800
ELI (1-person):$18,100
ELI (4-person):$25,850
VLI (1-person):$30,150
VLI (4-person):$43,050
LI (1-person):$48,200
LI (4-person):$68,850
Seattle, WA
AMI: $126,700
ELI (1-person):$29,250
ELI (4-person):$41,750
VLI (1-person):$48,700
VLI (4-person):$69,550
LI (1-person):$77,950
LI (4-person):$111,300
Denver, CO
AMI: $107,700
ELI (1-person):$24,600
ELI (4-person):$35,100
VLI (1-person):$40,950
VLI (4-person):$58,500
LI (1-person):$65,550
LI (4-person):$93,600
Washington, DC
AMI: $138,100
ELI (1-person):$30,950
ELI (4-person):$44,200
VLI (1-person):$51,600
VLI (4-person):$73,700
LI (1-person):$82,500
LI (4-person):$117,850
Nashville, TN
AMI: $87,400
ELI (1-person):$19,800
ELI (4-person):$28,300
VLI (1-person):$33,050
VLI (4-person):$47,200
LI (1-person):$52,850
LI (4-person):$75,500
Detroit, MI
AMI: $75,200
ELI (1-person):$17,500
ELI (4-person):$24,950
VLI (1-person):$29,100
VLI (4-person):$41,550
LI (1-person):$46,550
LI (4-person):$66,500
Atlanta, GA
AMI: $92,600
ELI (1-person):$21,100
ELI (4-person):$30,100
VLI (1-person):$35,100
VLI (4-person):$50,150
LI (1-person):$56,200
LI (4-person):$80,250
Minneapolis, MN
AMI: $107,400
ELI (1-person):$24,550
ELI (4-person):$35,050
VLI (1-person):$40,900
VLI (4-person):$58,400
LI (1-person):$65,400
LI (4-person):$93,450
Miami, FL
AMI: $72,400
ELI (1-person):$17,350
ELI (4-person):$24,800
VLI (1-person):$28,950
VLI (4-person):$41,350
LI (1-person):$46,300
LI (4-person):$66,150

How Family Size Affects Income Limits

The 4-person household is the base. Limits are adjusted up or down for other household sizes.

Family SizeAdjustmentExample (Nat'l Avg VLI)
1 person70% of 4-person limit$28,600 (national avg VLI)
2 persons80% of 4-person limit$32,700 (national avg VLI)
3 persons90% of 4-person limit$36,800 (national avg VLI)
4 persons100% (base)$40,900 (national avg VLI)
5 persons108% of 4-person limit$44,150 (national avg VLI)
6 persons116% of 4-person limit$47,450 (national avg VLI)
7 persons124% of 4-person limit$50,700 (national avg VLI)
8 persons132% of 4-person limit$53,950 (national avg VLI)

How HUD Calculates Income Limits

HUD calculates income limits for every metropolitan area and non-metro county in the United States. The process works like this:

1. Determine the Area Median Income (AMI). HUD uses American Community Survey (ACS) data from the Census Bureau to calculate the median family income for each metro area and county. The AMI is based on a family of 4.

2. Apply category percentages. Extremely Low Income = 30% of AMI. Very Low Income = 50% of AMI. Low Income = 80% of AMI. (Note: HUD applies statutory adjustments, so the actual limits may differ slightly from a straight percentage calculation.)

3. Adjust for family size. The 4-person limit is the base. For smaller families, limits are reduced; for larger families, limits are increased. A 1-person household limit is about 70% of the 4-person limit.

4. Apply floor and ceiling. HUD sets minimum income limits so that even the lowest-cost areas have reasonable thresholds. The national floor for Very Low Income (4-person) is the greater of the national median income x 50% or the state non-metro median income x 50%.

5. Special adjustments for high-cost areas. Areas with unusually high housing costs relative to income may receive upward adjustments. This is why limits in areas like San Francisco and New York appear higher.

HUD updates income limits annually, typically publishing new limits in March or April. The FY 2026 limits are currently in effect.

Area Median Income (AMI) Explained

Area Median Income (AMI) is the most important number in affordable housing. Here is what it means and why it matters:

What AMI means: The median income is the middle point -- half of all families in the area earn more, and half earn less. HUD calculates AMI for a family of 4 in each metropolitan statistical area (MSA) and non-metro county.

Why it matters: Nearly every affordable housing program uses AMI to set eligibility. Section 8 requires income below 50% AMI. LIHTC (Low-Income Housing Tax Credit) apartments use 60% AMI. Public housing uses 80% AMI. Affordable housing developments may use various AMI thresholds (30%, 40%, 50%, 60%, 80%).

AMI varies dramatically by location. In FY 2026, the AMI for a family of 4 ranges from about $52,000 in rural Mississippi to nearly $150,000 in the San Francisco metro area. This means a family earning $45,000 would be considered Very Low Income in San Francisco but might exceed income limits in parts of Mississippi.

How to find your AMI: Use HUD's Income Limits tool at huduser.gov/portal/datasets/il.html. Enter your state, then select your metro area or county. The tool shows income limits by family size and income category.

Your actual income vs. adjusted income: For Section 8 eligibility, PHAs generally use your gross annual income. However, for calculating your rent portion, the PHA uses adjusted income (gross income minus deductions for dependents, elderly/disabled, medical expenses, and childcare).

2026 Income Limits by Metro Area

The table on this page shows 2026 income limits for the top 20 metro areas. These are approximations based on HUD's FY 2026 income limit calculations. For exact figures, always check HUD's official tool.

Key observations for 2026:

Highest limits: San Francisco ($89,000 VLI for a family of 4), Washington DC ($73,700), and Seattle ($69,550) have the highest very low income thresholds. A family of 4 earning $70,000 would qualify for Section 8 in the San Francisco metro.

Lowest limits (among major metros): Miami ($41,350 VLI for a family of 4), Detroit ($41,550), and San Antonio ($40,850) have the lowest thresholds among the top 20 metros. Rural areas have even lower limits.

Year-over-year changes: Income limits increased approximately 4-7% from 2025 to 2026 in most areas, reflecting rising wages and housing costs. Areas with the fastest income growth (Austin, Nashville, Denver) saw the largest increases.

Important: The limits shown are for the metro area as a whole. If you live in a non-metro county, your limits may differ. Always look up your specific county on HUD's tool.

How Family Size Affects Income Limits

Income limits change based on family size. The 4-person family is the base, and HUD adjusts up or down from there:

1 person: approximately 70% of the 4-person limit 2 persons: approximately 80% of the 4-person limit 3 persons: approximately 90% of the 4-person limit 4 persons: 100% (the base limit) 5 persons: approximately 108% of the 4-person limit 6 persons: approximately 116% of the 4-person limit 7 persons: approximately 124% of the 4-person limit 8 persons: approximately 132% of the 4-person limit

For families larger than 8, add approximately 8% for each additional person.

This means larger families have higher income limits, and single individuals have significantly lower limits. For example, if the Very Low Income limit for a family of 4 in your area is $50,000, a single person's limit would be about $35,000, while a family of 6 could earn up to about $58,000.

Who counts as a household member: Everyone who will live in the unit is counted, including children, live-in aides, and temporary members. Unborn children are counted. Foster children are counted. Full-time students who are away at school but live with the family during breaks are counted.

What Income Counts -- and What Does Not

Understanding what HUD counts as income is critical for your application:

Income that IS counted: Wages and salaries (gross, before taxes), self-employment income (net), Social Security benefits (including SSDI), SSI (Supplemental Security Income), pension and retirement income, unemployment compensation, alimony and child support received, TANF/welfare cash assistance, regular gifts or recurring contributions from family, military pay, and worker's compensation.

Income that is NOT counted: Lump-sum additions to assets (inheritance, insurance settlements), income earned by children under 18 (student earnings), income of live-in aides, foster care payments, amounts paid by a state agency to the family to cover costs of caring for a special needs member, Food Stamps (SNAP benefits), most student financial aid (scholarships, grants, loans), earnings in excess of $480 per year for full-time students over 18, hazardous duty pay for military, and temporary, nonrecurring, or sporadic income.

Asset income: HUD also considers income from assets. If you have savings accounts, stocks, bonds, or real property, the PHA will calculate imputed income from those assets. If total assets are under $5,000, only actual income from assets is counted. If assets exceed $5,000, the PHA calculates imputed income at the HUD-determined passbook savings rate (currently about 0.06%).

Asset limits: HUD has implemented a net asset limit of $100,000 for Section 8 participants (effective 2024). Applicants with net assets exceeding $100,000 are ineligible. Retirement accounts (401k, IRA) are excluded from the asset limit for purposes of initial eligibility but the income generated is still counted.

Income Exclusions and Deductions

After determining your gross income, the PHA applies deductions to calculate your adjusted income (which determines your rent):

Dependent deduction: $480 per year for each dependent (household member other than the head, spouse, or co-head who is under 18, disabled, or a full-time student).

Elderly/disabled family deduction: $400 per year if the head, spouse, or sole member is elderly (62+) or disabled.

Medical expense deduction (elderly/disabled families only): Medical expenses exceeding 3% of gross annual income are deducted. This includes insurance premiums, prescription costs, dental, vision, transportation to medical appointments, and home care attendant costs.

Childcare deduction: Childcare expenses necessary to enable a family member to work, look for work, or attend school are deducted. The deduction cannot exceed the income earned by the person enabled to work.

Disability assistance expenses: Expenses for attendant care or auxiliary equipment that enable a disabled family member to work are deducted.

These deductions can significantly reduce your adjusted income and therefore your rent payment. Example: A family of 4 with $30,000 gross income, 2 dependents, and $2,400 in childcare expenses would have an adjusted income of $30,000 - $960 (dependents) - $2,400 (childcare) = $26,640. Their rent portion would be 30% of $26,640/12 = $666/month instead of 30% of $30,000/12 = $750/month.

Make sure to document ALL deductions when applying or recertifying. Many families underpay their rent portion or miss deductions they are entitled to.

How to Look Up Your Local Income Limits

The most accurate way to find your Section 8 income limits:

Step 1: Go to HUD's Income Limits Documentation System at huduser.gov/portal/datasets/il.html.

Step 2: Select your state from the dropdown menu.

Step 3: Select your county or metro area. If you are in a metropolitan area, select the MSA (Metropolitan Statistical Area). If you are in a rural area, select your county.

Step 4: Click 'Submit.' The tool will display income limits for all categories (Extremely Low, Very Low, Low) broken down by family size (1-8 persons).

Step 5: Find your row. Match your household size and determine which income category you fall into.

Alternative method: Call your local PHA directly. They can tell you the current income limits for your area and your specific household size. Find your PHA at hud.gov/program_offices/public_indian_housing/pha/contacts or by calling (800) 955-2232.

Important notes: Income limits are updated annually (usually March/April). If you are near the cutoff, timing your application around the annual update can matter -- limits generally increase each year. Income limits are based on gross household income (before taxes and deductions). The PHA will verify all income sources during your eligibility interview.

What Happens If Your Income Exceeds the Limit

Different situations depending on whether you are applying or already participating:

If you are applying: If your household income exceeds 50% AMI (Very Low Income), you will not be eligible for a new Section 8 voucher. You may still qualify for other HUD programs like public housing (up to 80% AMI) or LIHTC apartments (up to 60% AMI).

If you are a current voucher holder: Your income can increase above 50% AMI and you can keep your voucher, as long as your rent portion does not exceed the full contract rent. There is no specific income cap for continued participation. However, the over-income rule requires termination if your income exceeds the HUD Very Low Income limit by more than 120% for 24 consecutive months. So if the VLI limit for your family size is $50,000, you could earn up to $60,000 for up to 24 months before being at risk of losing your voucher.

Graduating from the program: If your income increases substantially and your rent portion equals or exceeds the full rent, the PHA subsidy drops to zero. At that point, you can choose to remain in your unit and pay full rent (no longer receiving Section 8 assistance). This is actually a success story -- the program helped you stabilize and build income.

Family Self-Sufficiency (FSS): If your income is increasing, the FSS program lets you build escrow savings from the additional rent you pay. When you leave the program, you receive the escrow balance. This makes income growth financially rewarding rather than penalizing.

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Frequently Asked Questions

What is the income limit for Section 8 in my area?
Income limits vary by location and family size. Use HUD's Income Limits tool at huduser.gov/portal/datasets/il.html to find the exact limits for your area. As a general guide, a single person needs to earn below about $28,000-$62,000/year (depending on location) and a family of 4 needs to earn below about $40,000-$89,000/year to qualify. High-cost areas like San Francisco and New York have much higher limits than rural areas.
Is the income limit based on gross or net income?
For eligibility, HUD uses gross annual income (before taxes). This includes wages, Social Security, pensions, and most other income sources. For calculating your rent payment, the PHA uses adjusted income, which subtracts deductions for dependents ($480 each), elderly/disabled status ($400), unreimbursed medical expenses (for elderly/disabled), and childcare costs.
Does Social Security count as income for Section 8?
Yes. Social Security retirement benefits, Social Security Disability Insurance (SSDI), and Supplemental Security Income (SSI) all count as income for Section 8 eligibility and rent calculation purposes. However, elderly/disabled families qualify for additional deductions ($400 elderly/disabled deduction plus medical expense deduction) that reduce the adjusted income used to calculate rent.
Do assets count toward the income limit?
Yes, in two ways. First, HUD implemented a $100,000 net asset limit in 2024 -- if your countable assets exceed $100,000, you are ineligible (retirement accounts are excluded from this test). Second, income generated by assets (interest, dividends) counts toward your annual income. If your total assets exceed $5,000, the PHA will calculate imputed income from those assets at the passbook savings rate.
Can I qualify for Section 8 with no income?
Yes. Having zero income does not disqualify you from Section 8. In fact, zero-income households are among the highest priority (extremely low income category). If you have no income, the PHA may set your rent at a minimum rent of $0-$50/month, with the subsidy covering the rest. You will need to explain your income sources (or lack thereof) during the eligibility interview.
If I get a raise, will I lose my Section 8 voucher?
No -- a pay raise does not mean losing your voucher. Your rent portion will increase (since you pay 30% of adjusted income), but you keep the voucher. The PHA subsidy simply decreases. You would only lose the voucher if your income exceeds 120% of the Very Low Income limit for 24 consecutive months (the over-income rule). Income growth is a good thing -- especially if you participate in the Family Self-Sufficiency (FSS) program, which saves the extra rent you pay in an escrow account for you.
Are the income limits the same for public housing and Section 8?
Not exactly. For new Section 8 vouchers, you must be below 50% AMI (Very Low Income), and 75% of new vouchers go to those below 30% AMI (Extremely Low Income). For public housing, the income limit is 80% AMI (Low Income), which is higher. So you may qualify for public housing even if you do not qualify for a new Section 8 voucher. Both programs are administered by your local PHA and you can apply to both simultaneously.
Do income limits change every year?
Yes. HUD publishes updated income limits annually, typically in March or April. Limits generally increase each year to reflect rising wages and housing costs. In recent years, increases have averaged 4-7% annually. If you are near the income cutoff, it may be worth waiting for the new limits to be published before applying. New limits can expand your eligibility or move you into a higher-priority income category.
Does child support count as income for Section 8?
Yes, child support that you receive is counted as income. Child support that you pay to someone outside the household is NOT deducted from your income. However, if child support is irregular or inconsistent, the PHA should average it based on what you actually receive. Provide documentation (bank statements, court orders) to your PHA during recertification.
What if I am self-employed?
Self-employment income is counted as net income -- your gross business revenue minus legitimate business expenses. You will need to provide tax returns (Schedule C or Schedule SE), business financial records, and possibly bank statements. The PHA may average your income over the past 12-24 months. New businesses with irregular income may be annualized based on recent months. Keep thorough records of all business income and expenses.

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Disclaimer: This is informational only, not legal advice. Income limits shown are approximations based on HUD FY 2026 data and may differ from official published limits. For exact income limits for your area, use HUD's Income Limits tool or contact your local PHA at hud.gov.

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