Section 8 Income Limits: How Area Median Income Works

What are Section 8 income limits?

Section 8 is a federal program that helps low-income households afford housing. To qualify, your household income must be at or below a certain limit. That limit is different in every area because it's based on what people in your community actually earn.

The U.S. Department of Housing and Urban Development (HUD) sets guidelines, but your local public housing authority decides the exact income limit for your area. Most areas use 50% of the area median income as the limit, though some use up to 80%.

How area median income works

Area median income (AMI) is the middle income in your area. Imagine lining up all households by income. The one in the middle earns the area median income.

For example, if your area's AMI is $60,000, then half of households earn more and half earn less.

Section 8 limits are usually set at either:

• 50% of AMI (the lower limit)
• 80% of AMI (the higher limit, used in some areas)

Your local housing authority decides which one applies where you live.

Income limits vary by household size

Section 8 income limits go up as your household gets larger. A single person has a lower income limit than a family of four.

Here's an example from an area with a $60,000 AMI using the 50% limit:

The exact dollar amounts depend on your specific location.

How to find your area's income limit

Your local public housing authority has the income limits for your area. You can find it by:

• Visiting your city or county housing authority website
• Calling your local public housing authority
• Using HUD's online database at hud.gov

Having an income above the limit doesn't automatically disqualify you. Some housing authorities have their own rules. It's always worth applying—only the housing authority can decide if you qualify.

What counts as income

When Section 8 checks your income, they count most sources, including:

• Wages from jobs
• Self-employment income
• Social Security benefits
• Unemployment benefits
• Child support and alimony
• Rental income
• Investment income

Some income may not count, such as income from temporary assistance programs. Ask your housing authority about what they count for your situation.

Other Section 8 requirements

Income is just one part of Section 8 eligibility. You also need to:

• Be a U.S. citizen or eligible immigrant
• Have a valid Social Security number
• Pass a background check
• Meet any local residency requirements

Most areas also have long waiting lists. You may qualify but not get a voucher right away because so many people apply.

How to apply

To apply for Section 8, contact your local public housing authority directly. You can find it through your city or county government website.

Applying is free. Only the housing authority decides whether you qualify based on their specific rules and your situation.

Learn more about Section 8 and how it works.