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HUD Income Limits Explained: How Section 8 Eligibility Is Measured
Understand HUD's extremely low, very low and low-income limits, how they are calculated for your area and household size, and what they do and do not mean for a housing application.
Before a housing agency looks at anything else, it checks whether your household's income is low enough for the program. The benchmark it uses is a set of income limits published by HUD each year. They are free to look up on HUD User, HUD's research and data website. This guide explains what the categories mean and how to read them for your own situation.
What income limits are
HUD's income limits are the cutoffs used to decide eligibility for several assisted housing programs, including public housing, Housing Choice Vouchers, project-based Section 8, and housing for older adults and people with disabilities under the Section 202 and Section 811 programs. HUD builds the limits from median family income estimates for each metropolitan area, parts of some metro areas and each non-metropolitan county. Because they are tied to local incomes, the limits are higher in expensive areas and lower in less expensive ones.
The three main categories
- Low income: generally 80 percent of the area median.
- Very low income: generally 50 percent of the area median.
- Extremely low income: generally 30 percent of the area median, or the federal poverty guideline for your household size if that is higher, without going above the very low-income limit.
HUD applies adjustments for areas with unusually high or low housing costs, so the published figures are not always exact percentages. For the voucher program, HUD's tenant guidance says most families must be extremely low-income or very low-income to qualify.
How to look up your area
- Open the income limits page on HUD User and find the most recent fiscal year's data.
- Use the area lookup tool to choose your state and then your county or metropolitan area.
- Find your household size across the top of the table. Count everyone who would live in the home.
- Compare your total household income to the extremely low, very low and low-income rows for that household size.
Use your expected gross annual income from all sources for all adult household members. Housing agencies have their own rules about what counts as income and which deductions apply, so treat your own comparison as a rough check.
What the limits do not tell you
Being under a limit is a starting point, not an approval. Agencies also review citizenship or eligible immigration status, screening rules and other factors, and the number of vouchers and units is limited. Some programs also target part of their assistance to the lowest-income applicants, which can affect the order in which people are helped. Income limits also do not tell you how much rent you would pay. That is calculated separately by the housing agency.
Other programs and yearly updates
Not every affordable property uses the same figures. Properties financed with Low-Income Housing Tax Credits, for example, follow separate multifamily tax subsidy income limits that HUD also publishes. If you apply to a specific apartment complex, ask the manager which limits apply.
HUD updates income limits each year, and the new figures take effect on a set date announced by HUD. If you are close to a cutoff, check the current year's numbers and ask your housing agency directly.
Frequently asked questions
Which income limit applies to Section 8 vouchers?
Most voucher families must be extremely low-income or very low-income for their area and household size. Your local housing agency will confirm how its rules apply to you.
Do income limits change every year?
Yes. HUD publishes new income limits each fiscal year, so always check the most recent figures for your area.
If my income is under the limit, will I get help?
Not necessarily. Meeting the income limit means you may be eligible to apply, but assistance is limited and other eligibility rules also apply.
Sources
Disclaimer: This guide is general information only and may not fit your situation or country. Rules, prices and requirements change, so check the details with the official source or a qualified professional before you act. Read our full disclaimer.