Income Limits | HUD USER

Income Limits | HUD USER
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Income Limits
Dataset
Income Limits
HUD’s Office of Policy Development and Research (PD&R) is pleased to announce that Fair Market Rents and Income Limits data are now available via an application programming interface (API). With this API, developers can easily access and customize Fair Market Rents and Income Limits data for use in existing applications or to create new applications. To create an account and get an access token, please visit the API page here:
The Department of Housing and Urban Development (HUD) sets income limits that determine eligibility for assisted housing programs including the Public Housing, Section 8 project-based, Section 8 Housing Choice Voucher, Section 202 housing for the elderly, and Section 811 housing for persons with disabilities programs. HUD develops income limits based on Median Family Income estimates and Fair Market Rent area definitions for each metropolitan area, parts of some metropolitan areas, and each non-metropolitan county.
Statement on FY 2026 Income Limits Release Date
FY 2024 Ceiling Methodology Change FAQs
2025
2024
2023
2022
2021
Year
2020
2019
2018
2017
2016
2015
2014
2013
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Revised-1999
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1995-1986
Query Tool
Documents
Data
FAQs
Effective April 01, 2025.
NOTE: For FY2025, HUD has implemented geographic area definition changes as determined by the
Office of Management and Budget
. Users should note that the constituent counties or towns of metropolitan areas may have changed. Please refer to the
Area Definition Report
for a listing of areas and their components.
Access Individual Income Limits Areas
This system provides complete documentation of the development of the FY 2025 Income Limits (ILs) for
any area of the country selected by the user. Official ILs, available in pdf and excel formats at this
link
, may differ slightly from those calculated in the documentation system, and should be used for ALL official purposes.
NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this
system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity
bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at
Multifamily Tax Subsidy Project Income Limits
2025 Documents
Effective April 01, 2025.
Median Family Incomes
FY 2025 Median Income Methodology in
pdf
FY 2025 Median Family Incomes for States, Metropolitan and Nonmetropolitan Portions of States in
pdf
Notice on Median Family Incomes for FY 2025, State Median Family Incomes in
pdf
Section 8 Income Limits
FY 2025 Income Limits Methodology in
pdf
Area Definition report in
pdf
Notice of FY 2025 Income Limits for the Public Housing and Section 8 Programs in
pdf
Tables for Section 8 Income Limits in
pdf
Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits
Notice of FY 2025 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in
pdf
Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
pdf
State Income Limits and Median Family Incomes
To view the FY 2025 State 30%, 50% and 80% Income Limits (based on median family incomes without adjustments made to HUD Income Limits), please
click here
HUD 30% Income Limit for ALL Areas
Effective June 01, 2025.
Data for Emergency Solutions Grant (ESG) - Tables for HUD 30% Income Limits. These are 30% Income Limits, calculated with high and low housing cost adjustments, state non-metropolitan minimum but without the increases for poverty guidelines in the Section 8 Extremely Low Family Incomes.
Tables for HUD 30% Income Limits (in
pdf
2025 Data
Effective April 01, 2025
Data for Section 8 Income Limits in
MS EXCEL
Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
MS EXCEL
Data for National and Non-Metro Very Low Income Limits in
MS EXCEL
Effective June 01, 2025
Data for Emergency Solutions Grant (ESG) – Tables for HUD 30% Income Limits. These are 30% Income Limits, calculated with high and low housing cost adjustments, state non-metropolitan minimum but without the increases for poverty guidelines in the Section 8 Extremely Low Family Incomes. (in
EXCEL
Area Definitions
Q. Why do area definitions change for median incomes and income limits?
HUD follows the Office of Management and Budget (OMB) definitions of metropolitan statistical areas (MSAs) with some exceptions. In 2006, when HUD implemented the widespread area definition changes OMB made based on the 2000 Decennial Census, exceptions were made to the new OMB area definitions when FMR or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas (HMFA), which continue to exist today.
The FY 2025 estimates of median family income and income limits are based on metropolitan area definitions, defined by OMB using commuting relationships from the Census, as updated through 2023. However, metropolitan areas used by HUD for income limits are often smaller than the official metropolitan area definitions defined by OMB, as HUD generally tries to preserve its existing area definitions in order to minimize year-to-year volatility in its estimates arising from geographic changes. For example, when counties are added to existing metropolitan areas, or combined to form new metropolitan areas, HUD instead keeps them separate and labels them as “HMFAs”, or HUD Metro FMR Areas. Since 2006, HUD no longer uses a five percent test and instead keeps all newly combined areas separate.
In cases where a county or equivalent has been removed from an MSA, HUD will follow suit in order to have the resulting FMR area become as localized as possible.
Q. What is the relationship between Fair Market Rent areas and Income Limit areas?
With minor exceptions, FMR areas and Income Limit areas are usually identical. However, because HUD is using the latest OMB MSA definitions for the first time with FY 2025 income limits, the FY 2025 income limit areas and FY 2025 FMR areas do not match. HUD will adopt the latest area definitions for FMRs for FY 2026. HUD uses FMR areas in calculating income limits because FMRs are needed for the calculation of some income limits; specifically, to determine high and low housing cost adjustments. In cases where the FY 2025 FMR area definitions and FY 2025 Income Limit areas do not match, HUD has calculated an FMR-equivalent rent estimate for the new area for use in determining the high housing cost adjustment. An additional exception to the similarity between Fair Market Rent areas and Income Limit areas is Rockland County, NY. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not.
Q. What are “Exception Areas” in use in Connecticut and Puerto Rico?
The 2023 OMB metropolitan area definitions described above use the newly determined Planning Regions in the State of Connecticut for the first time in place of the State’s former counties. HUD has generally left area definitions in the six New England States unaltered since 2006 in order to minimize year-to-year volatility in its income limits. However, as the Planning Regions in Connecticut do not follow the prior county boundaries, HUD can no longer use its prior area definitions and is instead using the latest MSA definitions and data as the basis for FY 2025 income limits. In cases where the new MSA contains towns that were formerly in different metropolitan areas, there are discontinuities in the final income limits following the application of the “caps and floors” on the year-to-year change in income limits. In these cases, the towns have been relabeled as “Exception Areas” to avoid confusion and highlight that they are using differing income limits. These income limits will likely converge with the rest of the towns within the MSA in future years, and at that time, they will be relabeled as an MSA.
Similarly, in Puerto Rico, HUD combines all non-metropolitan municipios in a single area. In cases where the income limits for newly designated non-metropolitan municipios would violate the cap or floor, HUD has designated the municipios as exception areas.
Median Family Incomes
Q. How does HUD calculate median family income estimates?
To calculate the FY 2025 median incomes, HUD uses 2023 Census Bureau American Community Survey (ACS) data for most areas of the country. HUD evaluates the ACS estimates of median family income for statistical validity. For an ACS estimate to be considered statistically valid, the estimate must have a margin of error less than half the size of the estimate and the estimate must be based on at least 100 observations. In areas where there is a statistically valid survey estimate using 2023 one-year ACS data, that is used. If not, statistically valid 2023 five-year data is used. Where statistically valid five-year data is not available, HUD will average the minimally statistically valid income estimates from the previous three years of ACS data. Minimal statistical validity is defined as those ACS estimates where the margin of error of the estimate is less than half the size of the estimate. ACS data from 2023, 2022, and 2021 will be evaluated to determine if it is minimally statistically valid. HUD averages the minimally statistically valid 5-year data which is adjusted to 2023 dollars using the national change in Consumer Price Index (CPI) between the ACS year of the data and 2023.
Newly for FY 2025, HUD has replaced the use of the CPI to further inflate median family income estimates with an inflator based on the expected change in per capita wages and salaries from 2023 to FY 2025 as determined by the Congressional Budget Office. HUD has found that an inflator based on per capita wages and salaries would have outperformed the CPI in predicting actual changes in median family income since 2005.
For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2025 Median Family Income methodology document, at
Additionally, full documentation of all calculations for Median Family Incomes are available in the FY 2025 Median Family Income and the FY 2025 Income Limits Documentation System. These systems are available at
Q. What is the difference between HUD’s Median Family Income (MFI) and Area Median Income (AMI)?
HUD estimates Median Family Income (MFI) annually for each metropolitan area and non-metropolitan county. The metropolitan area definitions are the same ones HUD uses for Fair Market Rents (except where statute requires a different configuration). HUD calculates Income Limits as a function of the area's Median Family Income (MFI). The basis for HUD’s median family incomes is data from the American Community Survey, table B19113 - MEDIAN FAMILY INCOME IN THE PAST 12 MONTHS.
The term Area Median Income is the term used more generally in the affordable housing industry. If the term Area Median Income (AMI) is used in an unqualified manner, this reference is synonymous with HUD's MFI. However, if the term AMI is qualified in some way - generally percentages of AMI, or AMI adjusted for family size, then this is a reference to HUD's income limits, which are calculated as percentages of median incomes and include adjustments for families of different sizes.
Income Limits
Q. What is the limit on increases and decreases to income limits for FY 2025?
Since FY 2010
HUD has limited annual decreases in the low- and very low-income limits to five percent and all annual increases to the greater of five percent or twice the change in the national median family income. Starting in FY 2024, HUD specified that the cap should be measured using the annual change in the unadjusted national median family income subject to an absolute cap of 10 percent. HUD first announced this methodology on January 10, 2024 in a
Federal Register Notice
. For 2025, the annual change is measured by the ACS from 2022 to 2023. Twice this change is approximately 9.2 percent, which is greater than the ten percent absolute cap. So, for FY 2025, the income limits “cap” is 9.2 percent.
Q. Is HUD raising rents on low-income tenants?
The potential impact of changing income limits varies based on the program. Many tenants in Federally-supported housing will see no impact because rents are directly tied to their incomes. For other programs, such as Low-Income Housing Tax Credits, properties have their maximum allowed rents based on the income limits that HUD is mandated to publish. The Federal government has no control over how individual LIHTC landlords set rents within the prescribed range. HUD has not required or suggested rent increases. To the extent that owners increase rents, they should be minimal increases, phased in over time, and only to an extent consistent with maintaining financial feasibility of the property.
Q. Why don’t the income limits for my area reflect recent gains (or losses)?
Although HUD uses the most recent data available concerning local area incomes, there is still a lag between when the data are collected and when the data are available for use. For example, FY 2025 Income Limits are calculated using 2019-2023 5-year American Community Survey (ACS) data, and one-year 2023 data where possible. This is a two-year lag, so more current trends in median family income levels are not available.
Q. Why does my very low-income limit not equal 50% of my median family income (or my low-income limit not equal 80% of my median income)?
There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. These exceptions are detailed in the FY 2025 Income Limits Methodology Document,
. Please also note that Tables 1 and 2 (beginning on page 5) show that most non-metropolitan area income limits are based on state non-metropolitan area medians.
For further information on the exact adjustments made to an individual area of the country, please see our FY 2025 Income Limits Documentation System. The documentation system is available at
. Once the area in question is selected, a summary of the area’s median income, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
Q. Why is the Extremely Low-Income Limit sometimes no different than the Very Low-Income Limit?
The Quality Housing and Work Responsibility Act of 1998 established a new income limit standard based on 30 percent of median family income (the extremely low-income limits), which was to be adjusted for family size and for areas of unusually high or low family income. A statutory change was made in 1999 to clarify that these income limits should be tied to the Section 8 very low-income limits.
The Consolidated Appropriations Act, 2014 further modified and redefined these limits as extremely low family income limits to ensure that these income limits would not fall below the poverty guidelines determined for each family size. Specifically, extremely low-income families are defined to be very low-income families whose incomes are the greater of the Poverty Guidelines as published and periodically updated by the Department of Health and Human Services or the 30 percent income limits calculated by HUD. Puerto Rico and other territories are specifically excluded from this adjustment. There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states and the District of Columbia use the same poverty guidelines. The extremely low-income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very low-income limits. They are then compared to the appropriate poverty guideline and if the poverty guideline is higher, that value is chosen. If the poverty guideline is above the very low-income limit at that family size, the extremely low-income limit is set at the very low-income limit because the definition of extremely low-income limits caps them at the very low-income levels.
Additionally, starting in FY 2023, HUD elected to set the extremely low-income limit at the level of the very low-income limit for Puerto Rico to expand the number of households eligible for targeted assistance within HUD programs that have targeting requirements based on the extremely low-income limit.
Q. Why am I unable to access the FY 2025 Income Limits Documentation System using a prior year bookmark, or using the results of web search? Using links from these methods generally results in broken webpages.
The income limits documentation calculates median family incomes and income limits for each area of the country; therefore, certain parameters must be set for these calculations to be performed correctly. Please access the FY 2025 Income Limits Documentation System using this link:
Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)
Q. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any project for residential rental property located in a rural area (as defined in section 520 of the Housing Act of 1949) use the maximum of the area median gross income or the national non-metropolitan median income. The current year non-metropolitan median income and the 1-8 person 50-percent income limits based on the non-metropolitan median income are listed in the table available at
FY2025 National and Non-Metro Very Low Income Limits.xlsx
Q. What are Multifamily Tax Subsidy Projects?
Multifamily Tax Subsidy Projects (MTSPs), a term used by HUD, are all Low-Income Housing Tax Credit projects under Section 42 of the Internal Revenue Code and multifamily projects funded by tax-exempt bonds under Section 142 (which generally also benefit from LIHTC). These projects may have special income limits established by statute, so HUD publishes them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are,
Q. How can 60 percent income limits be calculated?
For the Low-Income Housing Tax Credit program, users should refer to the FY 2025 Multifamily Tax Subsidy Project income limits available at
. The formula used to compute these income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the median family income; there are too many exceptions made to the arithmetic rule in computing income limits.
Q. How are maximum rents for Low-Income Housing Tax Credit projects computed from the very low-income limits?
Please consult with the state housing financing agency that governs the tax credit project in question for a determination of official maximum rental rates. A list of state housing finance agencies can be found at
. The Low-Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.
The imputed income limitation (as defined in 26 U.S.C. Sec. 42(g)(2)) is 60 percent of the median income. A rent may not exceed 30 percent of this imputed income limitation under 26 U.S.C. Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very Low-Income Limits (VLILs) for the different household sizes according to the following table:
LIHTC Maximum Rent Derivation from HUD Very Low-Income Limits (VLILs)
Unit Size
0 Bedroom
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
50% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
3-Person VLIL
(4-Person VLIL + 5-Person VLIL)/2
6-Person VLIL
60% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
120% of 1-Person VLIL
120% of [(1-Person VLIL + 2-Person VLIL)/2]
120% of 3-Person VLIL
120% of [(4-Person VLIL + 5-Person VLIL)/2]
120% of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per bedroom.
1. Prior to FY 2010, HUD maintained a “hold harmless” policy, whereby Section 8 income limits for certain areas were held at previously published levels when reductions would otherwise have resulted from changes in housing cost, median income, or income limit methodologies, or changes in metropolitan area definitions.
Query Tool
Documents
Data
FAQs
Methodology Change FAQs
Effective April 01, 2024.
Access Individual Income Limits Areas
This system provides complete documentation of the development of the FY 2024 Income Limits (ILs) for
any area of the country selected by the user. Official ILs, available in pdf and excel formats at this
link
, may differ slightly from those calculated in the documentation system, and should be used for ALL official purposes.
NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this
system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity
bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at
Multifamily Tax Subsidy Project Income Limits
2024 Documents
Effective April 01, 2024.
Median Family Incomes
FY 2024 Median Income Methodology in
pdf
FY 2024 Median Family Incomes for States, Metropolitan and Nonmetropolitan Portions of States in
pdf
Notice on Median Family Incomes for FY 2024, State Median Family Incomes in
pdf
Section 8 Income Limits
FY 2024 Income Limits Methodology in
pdf
Area Definition report in
pdf
Notice of FY 2024 Income Limits for the Public Housing and Section 8 Programs in
pdf
Tables for Section 8 Income Limits in
pdf
Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits
Notice of FY 2024 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in
pdf
Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
pdf
State Income Limits and Median Family Incomes
To view the FY 2024 State 30%, 50% and 80% Income Limits (based on median family incomes without adjustments made to HUD Income Limits), please
click here
HUD 30% Income Limit for ALL Areas
Effective June 01, 2024.
Data for Emergency Solutions Grant (ESG) - Tables for HUD 30% Income Limits. These are 30% Income Limits, calculated with high and low housing cost adjustments, state non-metropolitan minimum but without the increases for poverty guidelines in the Section 8 Extremely Low Family Incomes.
Tables for HUD 30% Income Limits (in
pdf
2024 Data
Effective April 01, 2024
Data for Section 8 Income Limits in
MS EXCEL
Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
MS EXCEL
Data for National and Non-Metro Very Low Income Limits in
MS EXCEL
Effective June 01, 2024
Data for Emergency Solutions Grant (ESG) – Tables for HUD 30% Income Limits. These are 30% Income Limits, calculated with high and low housing cost adjustments, state non-metropolitan minimum but without the increases for poverty guidelines in the Section 8 Extremely Low Family Incomes. (in
EXCEL
Median Family Incomes
Q1. How does HUD calculate median family incomes?
To calculate the FY 2024 median incomes, HUD uses 2022 Census Bureau American Community Survey (ACS) data for most areas of the country. HUD evaluates the ACS estimates of median family income for statistical validity. For an ACS estimate to be considered statistically valid, the estimate must have a margin of error less than half the size of the estimate and the estimate must be based on at least 100 observations. In areas where there is a statistically valid survey estimate using 2022 one-year ACS data, that is used. If not, statistically valid 2022 five-year data is used. Where statistically valid five-year data is not available, HUD will average the minimally statistically valid income estimates from the previous three years of ACS data. Minimal statistical validity is defined as those ACS estimates where the margin of error of the estimate is less than half the size of the estimate. ACS data from 2022, 2021, and 2020 will be evaluated to determine if it is minimally statistically valid. HUD averages the minimally statistically valid 5-year data which is adjusted to 2022 dollars using the national change in CPI between the ACS year of the data and 2022. For all places in the US including Puerto Rico, the estimates (using either one-year data or five-year data) are then inflated from 2022 to Fiscal Year 2024 using the Consumer Price Index forecast from the Congressional Budget Office.
For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2024 Median Family Income methodology document, at
Additionally, full documentation of all calculations for Median Family Incomes are available in the FY 2024 Median Family Income and the FY 2024 Income Limits Documentation System. These systems are available at
Q2. What is the difference between HUD’s Median Family Income (MFI) and Area Median Income (AMI)?
HUD estimates Median Family Income (MFI) annually for each metropolitan area and non-metropolitan county. The metropolitan area definitions are the same ones HUD uses for Fair Market Rents (except where statute requires a different configuration). HUD calculates Income Limits as a function of the area's Median Family Income (MFI). The basis for HUD’s median family incomes is data from the American Community Survey, table B19113 - MEDIAN FAMILY INCOME IN THE PAST 12 MONTHS.
The term Area Median Income is the term used more generally in the affordable housing industry. If the term Area Median Income (AMI) is used in an unqualified manner, this reference is synonymous with HUD's MFI. However, if the term AMI is qualified in some way - generally percentages of AMI, or AMI adjusted for family size, then this is a reference to HUD's income limits, which are calculated as percentages of median incomes and include adjustments for families of different sizes.
Income Limits
Q3. What is the limit on increases and decreases to income limits for FY 2024?
Since FY 2010
HUD has limited annual decreases in the low- and very low-income limits to five percent and all annual increases to the greater of five percent or twice the change in the national median family income. For 2024 and hereafter, HUD is specifying that the cap should be measured using the annual change in the unadjusted national median family income subject to an absolute cap of 10 percent. HUD first announced this methodology on January 10, 2024 in a
Federal Register Notice
. For 2024, the annual change is measured by the ACS from 2021 to 2022. Twice this change is approximately 14.8 percent, which is greater than the ten percent absolute cap. So, for FY 2024, the income limits “cap” is 10 percent.
Q4. Is HUD raising rents on low-income tenants?
The potential impact of changing income limits varies based on the program. Many tenants in Federally-supported housing will see no impact because rents are directly tied to their incomes. For other programs, such as Low Income Housing Tax Credits, properties have their maximum allowed rents based on the income limits that HUD is mandated to publish. The Federal government has no control over how individual LIHTC landlords set rents within the prescribed range. HUD has not required or suggested rent increases. To the extent that owners increase rents, they should be minimal increases, phased in over time, and only to an extent consistent with maintaining financial feasibility of the property.
Q5. Why don’t the income limits for my area reflect recent gains (or losses)?
Although HUD uses the most recent data available concerning local area incomes, there is still a lag between when the data are collected and when the data are available for use. For example, FY 2024 Income Limits are calculated using 2017-2021 5-year American Community Survey (ACS) data, and one-year 2021 data where possible. This is a two-year lag, so more current trends in median family income levels are not available.
Q6. Why does my very low-income limit not equal 50% of my median family income (or my low-income limit not equal 80% of my median income)?
There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. These exceptions are detailed in the FY 2024 Income Limits Methodology Document,
. Please also note that Tables 1 and 2 show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to an individual area of the country, please see our FY 2024 Income Limits Documentation System. The documentation system is available at
. Once the area in question is selected, a summary of the area’s median income, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
Q7. Why is the Extremely Low-Income Limit sometimes no different than the Very Low-Income Limit?
The Quality Housing and Work Responsibility Act of 1998 established a new income limit standard based on 30 percent of median family income (the extremely low-income limits), which was to be adjusted for family size and for areas of unusually high or low family income. A statutory change was made in 1999 to clarify that these income limits should be tied to the Section 8 very low-income limits.
The Consolidated Appropriations Act, 2014 further modified and redefined these limits as extremely low family income limits to ensure that these income limits would not fall below the poverty guidelines determined for each family size. Specifically, extremely low-income families are defined to be very low-income families whose incomes are the greater of the Poverty Guidelines as published and periodically updated by the Department of Health and Human Services or the 30 percent income limits calculated by HUD. Puerto Rico and other territories are specifically excluded from this adjustment. There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states and the District of Columbia use the same poverty guidelines. The extremely low-income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very low-income limits. They are then compared to the appropriate poverty guideline and if the poverty guideline is higher, that value is chosen. If the poverty guideline is above the very low-income limit at that family size, the extremely low-income limit is set at the very low-income limit because the definition of extremely low-income limits caps them at the very low-income levels.
Additionally, starting in FY 2023, HUD elected to set the extremely low income limit at the level of the very low income limit for Puerto Rico to expand the number of households eligible for targeted assistance within HUD programs that have targeting requirements based on the extremely low income limit.
Q8. Why am I unable to access the FY 2024 Income Limits Documentation System using a prior year bookmark, or using the results of web search? Using links from these methods generally result in broken webpages.
The income limits documentation calculates median family incomes and income limits for each area of the country; therefore, certain parameters must be set for these calculations to be performed correctly. Please access the FY 2024 Income Limits Documentation System using this link:
Area Definitions:
Q9. Why do area definitions change for median incomes and income limits?
HUD follows Office of Management and Budget (OMB) definitions of metropolitan areas with some exceptions. In 2006, when HUD implemented the widespread area definition changes OMB made based on the 2000 Decennial Census, exceptions were made to the new OMB area definitions when FMR or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas (HMFA), which continue to exist today.
The FY 2024 MFIs and income limits are based on metropolitan area definitions, defined by OMB using commuting relationships from the Census, as updated through 2018. While HUD has maintained its HMFA subareas, there is no longer the five percent FMR or median income test; all counties added to metropolitan areas will be an HMFA with rents and incomes based on their own county data, where available. The disposition of all counties is shown in the Area Definitions report
Q10. What is the relationship between Fair Market Rent areas and Income Limit areas?
With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs are needed for the calculation of some income limits; specifically, to determine high and low housing cost adjustments. Also, the two sets of area definitions are linked in statutory history. The exception to the similarity between Fair Market Rent areas and Income Limit areas is Rockland County, NY. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not.
Q11. What does the term “HMFA” mean?
HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined metropolitan statistical area (MSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the MSAs when the geography is not the same as that established by OMB.
Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)
Q12. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any project for residential rental property located in a rural area (as defined in section 520 of the Housing Act of 1949) use the maximum of the area median gross income or the national non-metropolitan median income. The current year non-metropolitan median income and the 1-8 person 50-percent income limits based on the non-metropolitan median income are listed in the table available at
Q13. What are Multifamily Tax Subsidy Projects?
Multifamily Tax Subsidy Projects (MTSPs), a term used by HUD, are all Low-Income Housing Tax Credit projects under Section 42 of the Internal Revenue Code and multifamily projects funded by tax-exempt bonds under Section 142 (which generally also benefit from LIHTC). These projects may have special income limits established by statute so HUD publishes them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are,
Q14. How can 60 percent income limits be calculated?
For the Low-Income Housing Tax Credit program, users should refer to the FY 2024 Multifamily Tax Subsidy Project income limits available at
. The formula used to compute these income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the median family income; there are too many exceptions made to the arithmetic rule in computing income limits.
Q15. How are maximum rents for Low-Income Housing Tax Credit projects computed from the very low-income limits?
Please consult with the state housing financing agency that governs the tax credit project in question for a determination of official maximum rental rates. A list of state housing finance agencies can be found at
. The Low-Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.
The imputed income limitation (as defined in 26 U.S.C. Sec. 42(g)(2)) is 60 percent of the median income. A rent may not exceed 30 percent of this imputed income limitation under 26 U.S.C. Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very Low-Income Limits (VLILs) for the different household sizes according to the following table:
LIHTC Maximum Rent Derivation from HUD Very Low-Income Limits (VLILs)
Unit Size
0 Bedroom
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
50% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
3-Person VLIL
(4-Person VLIL + 5-Person VLIL)/2
6-Person VLIL
60% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
120% of 1-Person VLIL
120% of [(1-Person VLIL + 2-Person VLIL)/2]
120% of 3-Person VLIL
120% of [(4-Person VLIL + 5-Person VLIL)/2]
120% of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per bedroom.
1. Prior to FY 2010, HUD maintained a “hold harmless” policy, whereby Section 8 income limits for certain areas were held at previously published levels when reductions would otherwise have resulted from changes in housing cost, median income, or income limit methodologies, or changes in metropolitan area definitions.
FAQs on FY24 Income Limit Cap-on-Cap
What are Income Limits?
Every year, HUD publishes annual income limits, which are used primarily to determine the income eligibility of applicants for HUD housing assistance programs and are based on data from the American Community Survey and other sources. The income limit for federal affordable housing programs is the maximum income a household can earn to qualify or be targeted for assistance.
Income Limit methodology
. Income limits are based on a percent of median family income for an area and are adjusted based on how many people live in the household (including children). More information on how income limits are calculated is available
here
Income Limit use for setting rents
. In addition to being used to determine eligibility for federal rental housing programs, income limits are also used to determine the maximum rents allowed for the HOME and Low-Income Housing Tax Credit (LIHTC) incentive. More information on “Multifamily Tax Subsidy Projects” limits is available
here
What is new for the income limit methodology in 2024?
We are making a modification to the methodology for determining the cap on how much income limits can go up in a single year in any individual Fair Market Rent (FMR) area (FMR areas are generally metropolitan areas and non-metropolitan counties).
Existing cap
. Since 2009, HUD has limited the year-to-year increase in income limits as the higher of five percent or twice the percentage change in national median family income.
The list of annual caps on year-over-year increases since HUD instituted this policy is as follows:
Year
Cap
FY 2010
5.00%
FY 2011
5.00%
FY 2012
5.00%
FY 2013
5.00%
FY 2014
5.00%
FY 2015
5.95%
FY 2016
5.00%
FY 2017
7.00%
FY 2018
11.47%
FY 2019
10.01%
FY 2020
7.95%
FY 2021
5.00%
FY 2022
11.89%
FY 2023
5.92%
Modification to the cap
. This year, HUD is putting an additional parameter such that if twice the change in national median income is over 10%, the cap in that year can’t be greater than 10%. We are calling this the “cap-on-cap.” HUD issued a
Notice
in January 2024 seeking comment on this change, and after consideration of the comments has decided to move forward with the change.
HUD also conferred with the Treasury Department, which administers the LIHTC incentive, to determine how to improve the income limits methodology as applied to that incentive.
Why is HUD making this “cap-on-cap” change?
We are making this change for three reasons:
Tenant protection.
Because income limits are used by landlords to set rents in the HOME program and LIHTC incentive, this change protects against single-year rent increases of more than 10 percent for affordable housing properties receiving these federal benefits. By limiting increases in income limits, HUD decreases the burden on low-income households who otherwise would face a large single-year rent increase resulting from higher income limits.
Statistical error.
The data used to determine income limits in some FMR areas may not have a large sample size, and thus statistical error could lead to a change in the estimated local median income that is greater than actual change. If the increase is a real increase, that would likely be captured in the following year’s data and result in a smoother increase in the income estimate over two years. It would be highly unusual to have multiple years of annual income growth over 10 percent, so for places with a cap and real income growth, HUD’s income limits would be expected to “catch up” in years with slower income growth. If the increase is due to statistical error, then we would not have raised the income limits (and potentially lead to sharp rent increases) unnecessarily.
Stability and certainty.
With the adoption of this methodological change, HUD also hopes to assist affordable housing development by providing some additional certainty on future maximum income limit increases and the data used to determine that limit. In response to the Notice, several commenters indicated that this certainty will be helpful in planning for the financial viability of current and future projects.
How many areas does the cap impact in 2024?
In FY 2024, the cap of 10 percent allowed increase would apply to 21 percent of FMR areas.
Does the “cap-on-cap” mean owners of LIHTC properties won’t have enough rent revenue to maintain their properties?
No, we don’t think the new “cap on cap” will impact LIHTC owners ability to operate and maintain their properties.
Under current Treasury rules, LIHTC owners are not required to lower their rents when incomes in an area decrease. They are also not required to raise their rents when income limits increase, but they may. We recognize that landlords have experienced increased costs associated with higher labor costs, higher material costs, and higher insurance costs. HUD calculates year-to-year change on these costs as part of its
Operating Cost Adjustment Factors
for HUD-assisted housing. HUD estimates of the combined increases in costs for labor, materials, and insurance in 2023 and 2024, capturing the inflationary period of 2022, never exceeded 10 percent in any state.
In properties financed with LIHTC, owners also do not typically assume annual rent growth in excess of 10 percent. In fact, financial underwriting criteria are generally much more conservative, assuming rent growth in the range of 2 or 3 percent annually. While we recognize that property owners are under financial pressure given recent increases in both development and operating costs, the 10 percent “cap on cap” appropriately balances the economic pressure on owners with the objectives of reducing risk of statistical error and protecting low-income residents from untenable rent increases described above.
In addition, because it is highly unusual to have multiple years of annual income growth over 10 percent, properties in jurisdictions with newly capped income limit increases could phase in rent increases over a multi-year period instead of implementing a larger increase all in one year. HUD’s income limits would be expected to “catch up” in years with slower income growth and allow owners to raise rents as needed to cover any higher cost to operate.
Does this mean the developers of LIHTC properties won’t seek credits or build housing?
No, we don’t think the new “cap on cap” will impact the supply of new LIHTC properties nationally. HUD has had a cap on income limits since 2009 and we’ve seen no evidence that caps – even those much lower than 10 percent – have limited supply nationally. Because demand for LIHTC credits is significantly larger than the current supply of credits, the overall supply of LIHTC properties should not be affected by a cap on the cap on single-year rent increases in a limited number of places.
In comments HUD received in response to the Notice announcing the methodology change, some advocates for the LIHTC developer community noted that new developments are the most impacted by the cap because developers would be able to build more units if they are able to charge higher rents.
HUD notes that the cap on income limit increases is but one component of the financing and operation of LIHTC properties. The future income level will often not be known and may result in lower income limits than planned properties have assumed, regardless of the cap on income limit increases. Developers of properties financed with LIHTC do not typically assume annual rent growth in excess of 10 percent; rather, financial underwriting criteria are much more conservative, assuming rent growth in the range of 2 or 3 percent annually.
In addition, properties in jurisdictions with newly capped income limit increases could phase in rent increases over a multi-year period instead of implementing a larger increase all in one year. At most, the capped increase on income limits would moderate exceptionally high rent growth in a limited number of areas for just one-to-two years. A cap of ten percent represents an exceptionally high value compared to historical averages, suggesting that income limits calculated using a 10% cap in one year will “catch up” in future years. For example, over 65% of all Income Limit areas that were covered by the cap in FY23 will either catch up and become uncapped in FY24 or get the full 10% capped increase that exceeds their increase in local AMFI.
We think this cap-on-cap is a very reasonable limitation. As noted above, a cap has been in place for fifteen years, usually capping at significantly less than 10 percent, and interest in credits has still exceeded demand for credits nationally. This policy change has no impact on developers who wish to build market rate housing without the LIHTC subsidy.
Will the “cap on cap” mean that people whose incomes are still low but rising faster than income limits will be ineligible for federal housing assistance?
This may impact a small number of potentially eligible households. Households on a fixed income are a large portion of the population in need of housing assistance. In general, a 10 percent cap on year-to-year increases exceeds any likely increase in income for households with fixed income cost of living adjustments (COLA). The largest
Social Security COLA adjustment
in recent years was 8.7 percent in 2022. Only in 1980 and 1981 was it above 10 percent.
1. Prior to FY 2022, the change in national median family income relied on American Community Survey (ACS) year-to-year change adjusted by inflation. Beginning in FY 2022 and continuing, the year-to-year change only uses ACS change.
2. Since 2009, HUD has put a “floor” on the “cap” at 5%. Without that floor, the 5% cap in years with slower income growth would’ve been significantly lower.
3. In areas where the very low-income limit exceeds the statutory target of 50% of median family income because of adjustments we make to income limits such as the high housing cost adjustment and state non-metropolitan minimum, the year-to-year cap of 10 percent increase also applies. For FY 2024, over 90% of the country by population is in an area where the 4-person Very Low-Income Limit is equal to or exceeds 50% of area median family income (82% of all areas).
Query Tool
Documents
Data
FAQs
Effective May 15, 2023.
Access Individual Income Limits Areas
This system provides complete documentation of the development of the FY 2023 Income Limits (ILs) for
any area of the country selected by the user. Official ILs, available in pdf and excel formats at this
link
, may differ slightly from those calculated in the documentation system, and should be used for ALL official purposes.
NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this
system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity
bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at
Multifamily Tax Subsidy Project Income Limits
Access Individual Median Family Income Areas
This system provides complete documentation of the development of the FY 2023 Median Family Income (MFI) estimates for any area of the country
selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2023
MFIs were developed using data from the American Community Survey (ACS) data.
2023 Documents
Effective May 15, 2023.
Median Family Incomes
FY 2023 Median Income Methodology in
pdf
FY 2023 Median Family Incomes for States, Metropolitan and Nonmetropolitan Portions of States in
pdf
Notice on Median Family Incomes for FY 2023, State Median Family Incomes in
pdf
Section 8 Income Limits
FY 2023 Income Limits Methodology in
pdf
(Revised May 17, 2023)
Area Definition report in
pdf
Notice of FY 2023 Income Limits for the Public Housing and Section 8 Programs in
pdf
Tables for Section 8 Income Limits in
pdf
Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits
Notice of FY 2023 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in
pdf
Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
pdf
State Income Limits and Median Family Incomes
To view the FY 2023 State 30%, 50% and 80% Income Limits (based on median family incomes without adjustments made to HUD Income Limits), please
click here
HUD 30% Income Limit for ALL Areas
Exception: Effective June 15th, 2023.
Data for Emergency Solutions Grant (ESG) - Tables for HUD 30% Income Limits. These are 30% Income Limits, calculated with high and low housing cost adjustments, state non-metropolitan minimum but without the increases for poverty guidelines in the Section 8 Extremely Low Family Incomes.
Tables for HUD 30% Income Limits (in
pdf
2023 Data
Effective May 15, 2023
Data for Section 8 Income Limits in
MS EXCEL
Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
MS EXCEL
Data for National and Non-Metro Very Low Income Limits in
MS EXCEL
Exception: Effective June 15th, 2023
Data for Emergency Solutions Grant (ESG) – Tables for HUD 30% Income Limits. These are 30% Income Limits, calculated with high and low housing cost adjustments, state non-metropolitan minimum but without the increases for poverty guidelines in the Section 8 Extremely Low Family Incomes. (in
EXCEL
Median Family Incomes
Q1. How does HUD calculate median family incomes?
To calculate the FY 2023 median incomes, HUD uses 2021 American Community Survey (ACS) median family incomes as the basis for FY 2023 medians for all areas designated as Fair Market Rent areas in the US including Puerto Rico. HUD would have ordinarily used 2020 ACS data for FY 2023; however, the Census Bureau did not release standard one-year estimates from the 2020 ACS due to the impact of the Covid-19 pandemic on data collection (for more information please see this
statement
). For an ACS estimate to be considered statistically valid, the estimate must have a margin of error less than half the size of the estimate and the estimate must be based on at least 100 observations. In areas where there is a statistically valid survey estimate using 2021 one-year ACS data, that is used. If not, statistically valid 2021 five-year data is used. Where statistically valid five-year data is not available, HUD will average the minimally statistically valid income estimates from the previous three years of ACS or PRCS data. Minimal statistical validity is defined as those ACS estimates where the margin of error of the estimate is less than half the size of the estimate. ACS data from 2021, 2020, and 2019 will be evaluated to determine if it is minimally statistically valid. HUD averages the minimally statistically valid 5-year data which is adjusted to 2021 dollars using the national change in CPI between the ACS year of the data and 2021. For all places in the US including Puerto Rico, the estimates (using either one-year data or five-year data) are then inflated from 2021 to Fiscal Year using the Consumer Price Index forecast from the Congressional Budget Office.
For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2023 Median Family Income methodology document, at
Additionally, full documentation of all calculations for Median Family Incomes are available in the FY 2023 Median Family Income and the FY 2023 Income Limits Documentation System. These systems are available at
Q2. What is the difference between HUD’s Median Family Income (MFI) and Area Median Income (AMI)?
HUD estimates Median Family Income (MFI) annually for each metropolitan area and non-metropolitan county. The metropolitan area definitions are the same ones HUD uses for Fair Market Rents (except where statute requires a different configuration). HUD calculates Income Limits as a function of the area's Median Family Income (MFI). The basis for HUD’s median family incomes is data from the American Community Survey, table B19113 - MEDIAN FAMILY INCOME IN THE PAST 12 MONTHS.
The term Area Median Income is the term used more generally in the affordable housing industry. If the term Area Median Income (AMI) is used in an unqualified manner, this reference is synonymous with HUD's MFI. However, if the term AMI is qualified in some way - generally percentages of AMI, or AMI adjusted for family size, then this is a reference to HUD's income limits, which are calculated as percentages of median incomes and include adjustments for families of different sizes.
Income Limits
Q3. What is the limit on increases and decreases to income limits for FY 2023?
Since FY 2010, HUD has not allowed income limits to decrease by more than five percent, and not allowed income limits to increase by the greater of five percent or twice the annual change in national median family income. For FY 2023, the two most recent years of national median family income data are from the American Community Survey (ACS) in 2020 and 2021, at $
84,394
and $
85,806
. However, because HUD did not use the ACS 2020 data for FY 2022 or FY 2023 Income Limits as the Census Bureau deemed it “experimental”, HUD is retaining the 2019 ACS national median of $
80,944
. HUD compares this to the 2021 ACS national median family income of $
85,806
. This is a cumulative two-year change of 6.01%, or 2.96% on an annual basis. Two times 2.96% is 5.92%. This exceeds five percent, so the limit on increases in income limits is set at approximately 5.92%. (Note that HUD uses unrounded percentages in its actual calculations). The limit on decreases in income limits remains five percent.
Q4. Is HUD raising rents on low-income tenants?
The potential impact of changing income limits varies based on the program. Many tenants in Federally-supported housing will see no impact because rents are directly tied to their incomes. For other programs, such as Low Income Housing Tax Credits, properties have their maximum allowed rents based on the income limits that HUD is mandated to publish. The Federal government has no control over how individual LIHTC landlords set rents within the prescribed range. HUD has not required or suggested rent increases. To the extent that owners increase rents, they should be minimal increases, phased in over time, and only to an extent consistent with maintaining financial feasibility of the property.
Q5. Why don’t the income limits for my area reflect recent gains (or losses)?
Although HUD uses the most recent data available concerning local area incomes, there is still a lag between when the data are collected and when the data are available for use. For example, FY 2023 Income Limits are calculated using 2017-2021 5-year American Community Survey (ACS) data, and one-year 2021 data where possible. This is a two-year lag, so more current trends in median family income levels are not available.
Q6. Why does my very low-income limit not equal 50% of my median family income (or my low-income limit not equal 80% of my median income)?
There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. These exceptions are detailed in the FY 2023 Income Limits Methodology Document,
. Please also note that Tables 1 and 2 (beginning on page 5) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to an individual area of the country, please see our FY 2023 Income Limits Documentation System. The documentation system is available at
. Once the area in question is selected, a summary of the area’s median income, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
Q7. Why is the Extremely Low-Income Limit sometimes no different than the Very Low-Income Limit?
The Quality Housing and Work Responsibility Act of 1998 established a new income limit standard based on 30 percent of median family income (the extremely low-income limits), which was to be adjusted for family size and for areas of unusually high or low family income. A statutory change was made in 1999 to clarify that these income limits should be tied to the Section 8 very low-income limits.
The Consolidated Appropriations Act, 2014 further modified and redefined these limits as Extremely Low Family income limits to ensure that these income limits would not fall below the poverty guidelines determined for each family size. Specifically, extremely low-income families are defined to be very low-income families whose incomes are the greater of the Poverty Guidelines as published and periodically updated by the Department of Health and Human Services or the 30 percent income limits calculated by HUD. Puerto Rico and other territories are specifically excluded from this adjustment. There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states and the District of Columbia use the same poverty guidelines. The extremely low-income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very low-income limits. They are then compared to the appropriate poverty guideline and if the poverty guideline is higher, that value is chosen. If the poverty guideline is above the very low-income limit at that family size, the extremely low-income limit is set at the very low-income limit because the definition of extremely low-income limits caps them at the very low-income levels.
Q8. Why am I unable to access the FY 2023 Income Limits Documentation System using a prior year bookmark, or using the results of web search? Using links from these methods generally result in broken webpages.
The income limits documentation calculates median family incomes and income limits for each area of the country; therefore, certain parameters must be set for these calculations to be performed correctly. Please access the FY 2023 Income Limits Documentation System using this link:
Area Definitions:
Q9. Why do area definitions change for median incomes and income limits?
HUD follows Office of Management and Budget (OMB) definitions of metropolitan areas with some exceptions. In 2006, when HUD implemented the widespread area definition changes OMB made based on the 2000 Decennial Census, exceptions were made to the new OMB area definitions when FMR or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas (HMFA), which continue to exist today.
The FY 2023 MFIs and income limits are based on new metropolitan area definitions, defined by OMB using commuting relationships from the Census, as updated through 2018. While HUD has maintained its HMFA subareas, there is no longer the five percent FMR or median income test; all counties added to metropolitan areas will be an HMFA with rents and incomes based on their own county data, where available. The disposition of all counties is shown in the Area Definitions report
Q10. What is the relationship between Fair Market Rent areas and Income Limit areas?
With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs are needed for the calculation of some income limits; specifically, to determine high and low housing cost adjustments. Also, the two sets of area definitions are linked in statutory history. The exception to the similarity between Fair Market Rent areas and Income Limit areas is Rockland County, NY. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not.
Q11. What does the term “HMFA” mean?
HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined metropolitan statistical area (MSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the MSAs when the geography is not the same as that established by OMB.
Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)
Q12. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any project for residential rental property located in a rural area (as defined in section 520 of the Housing Act of 1949) use the maximum of the area median gross income or the national non-metropolitan median income. The current year non-metropolitan median income and the 1-8 person 50-percent income limits based on the non-metropolitan median income are listed in the table available at
Q13. What are Multifamily Tax Subsidy Projects?
Multifamily Tax Subsidy Projects (MTSPs), a term used by HUD, are all Low-Income Housing Tax Credit projects under Section 42 of the Internal Revenue Code and multifamily projects funded by tax-exempt bonds under Section 142 (which generally also benefit from LIHTC). These projects may have special income limits established by statute so HUD publishes them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are,
Q14. How can 60 percent income limits be calculated?
For the Low-Income Housing Tax Credit program, users should refer to the FY 2023 Multifamily Tax Subsidy Project income limits available at
. The formula used to compute these income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the median family income; there are too many exceptions made to the arithmetic rule in computing income limits.
Q15. How are maximum rents for Low-Income Housing Tax Credit projects computed from the very low-income limits?
Please consult with the state housing financing agency that governs the tax credit project in question for a determination of official maximum rental rates. A list of state housing finance agencies can be found at
. The Low-Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.
The imputed income limitation (as defined in 26 U.S.C. Sec. 42(g)(2)) is 60 percent of the median income. A rent may not exceed 30 percent of this imputed income limitation under 26 U.S.C. Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very Low-Income Limits (VLILs) for the different household sizes according to the following table:
LIHTC Maximum Rent Derivation from HUD Very Low-Income Limits (VLILs)
Unit Size
0 Bedroom
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
50% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
3-Person VLIL
(4-Person VLIL + 5-Person VLIL)/2
6-Person VLIL
60% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
120% of 1-Person VLIL
120% of [(1-Person VLIL + 2-Person VLIL)/2]
120% of 3-Person VLIL
120% of [(4-Person VLIL + 5-Person VLIL)/2]
120% of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per bedroom.
Query Tool
Documents
Data
FAQs
Puerto Rico FAQs
Effective April 18, 2022.
Access Individual Income Limits Areas
This system provides complete documentation of the development of the FY 2022 Income Limits (ILs) for
any area of the country selected by the user. Official ILs, available in pdf and excel formats at this
link
, may differ slightly from those calculated in the documentation system, and should be used for ALL official purposes.
NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this
system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity
bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at
Multifamily Tax Subsidy Project Income Limits
Access Individual Median Family Income Areas
This system provides complete documentation of the development of the FY 2022 Median Family Income (MFI) estimates for any area of the country
selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2022
MFIs were developed using data from the American Community Survey (ACS) data.
2022 Documents
Effective April 18, 2022.
Median Family Incomes
FY 2022 Median Income Methodology in
pdf
Notice on Median Family Incomes for FY 2022, State Median Family Incomes in
pdf
Section 8 Income Limits
FY 2022 Income Limits Methodology in
pdf
Area Definition report in
pdf
Notice of FY 2022 Income Limits for the Public Housing and Section 8 Programs in
pdf
Tables for Section 8 Income Limits in
pdf
Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits
Notice of FY 2022 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in
pdf
Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
pdf
State Income Limits and Median Family Incomes
To view the FY 2022 State 30%, 50% and 80% Income Limits (based on median family incomes without adjustments made to HUD Income Limits), please
click here
HUD 30% Income Limit for ALL Areas
These are 30% Income Limits, calculated with high and low housing cost adjustments, state non-metropolitan minimum but without the increases for poverty guidelines in the Section 8 Extremely Low Family Incomes
Tables for HUD 30% Income Limits (in
pdf
2022 Data
Effective April 18, 2022
Data for Section 8 Income Limits in
MS EXCEL
Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
MS EXCEL
Tables for HUD 30% Income Limits (in
EXCEL
Puerto Rico Income Limits FAQs
Income Limits
Q1. Is HUD raising rents on low-income tenants?
The potential impact of changing income limits varies based on the program. Many tenants in Federally-supported housing will see no impact because rents are directly tied to tenant incomes. For other programs, such as Low Income Housing Tax Credits, properties have their maximum allowed rents based on the income limits that HUD is mandated to publish. The Federal government has no control over how individual LIHTC landlords set rents within the prescribed range. HUD has not required or suggested rent increases. To the extent that owners increase rents, they should be minimal increases, phased in over time, and only to an extent consistent with maintaining financial feasibility of the property.
Q2. Income limits have fallen in my area but haven’t done so in the past, why did this happen?
Beginning with FY 2010 Income Limits, HUD eliminated its long standing “hold
harmless” policy. HUD’s “hold harmless” policy sustained Section 8 income limits for
certain areas at previously published levels when reductions would otherwise have
resulted from changes in median family incomes, housing cost adjustment data, median
income update methodology, income limit methodology, or metropolitan area definitions.
HUD eliminated the “hold harmless” policy to ensure better alignment between an area’s
most recent income experience and the income thresholds for housing assistance.
Furthermore, in an effort to minimize disruptions in the operation of the Section 8 Housing Choice Voucher (HCV) program, HUD instituted maximum thresholds for the amount income limits can change from year to year. The new policy limits annual increases in income limits to 5 percent or twice the change in the national median family income as measured by the American Community Survey, whichever is greater. For the FY 2022 income limits, the cap is approximately 11.89 percent. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.
Income Limits for rural housing programs will continue their current hold-harmless
policy at the request of the Rural Housing Service, because these limits are based on area
definitions and program rules specified by the Rural Housing Service of the Department
of Agriculture. Income-based rents used in the HOME Investment Partnerships program
(HOME) will also be held harmless.
Q3. Why don’t the income limits for my area reflect recent gains (or losses)?
Although HUD uses the most recent data available concerning local area incomes, there is still a lag between when the data are collected and when the data are available for use. For example, FY 2022 Income Limits are calculated using 2015-2019 5-year American Community Survey (ACS) data, and one-year 2019 data where possible. This is a three-year lag, so more current trends in median family income levels are not available.
Q4. What is the difference between HUD’s Median Family Income (MFI) and Area Median Income (AMI)?
HUD estimates Median Family Income (MFI) annually for each metropolitan area and non-metropolitan county. The metropolitan area definitions are the same ones HUD uses for Fair Market Rents (except where statute requires a different configuration). HUD calculates Income Limits as a function of the area's Median Family Income (MFI). The basis for HUD’s median family incomes is data from the American Community Survey, table B19113 - MEDIAN FAMILY INCOME IN THE PAST 12 MONTHS.
The term Area Median Income is the term used more generally in the affordable housing industry. If the term Area Median Income (AMI) is used in an unqualified manner, this reference is synonymous with HUD's MFI. However, if the term AMI is qualified in some way - generally percentages of AMI, or AMI adjusted for family size, then this is a reference to HUD's income limits, which are calculated as percentages of median incomes and include adjustments for families of different sizes.
Q5. Why does my very low-income limit not equal 50% of my median family income (or my
low-income limit not equal 80% of my median income)?
There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. These exceptions are detailed in the FY 2022 Income Limits Methodology Document,
. Please also note that Tables 1 and 2 (beginning on page 5) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to an individual area of the country, please see our FY 2022 Income Limits Documentation System. The documentation system is available at
. Once the area in question is selected, a summary of the area’s median income, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
Q6. Why is the Extremely Low-Income Limit much higher than in the past and sometimes no different than the Very Low-Income Limit?
The Quality Housing and Work Responsibility Act of 1998 established a new income
limit standard based on 30 percent of median family income (the extremely low-income
limits), which was to be adjusted for family size and for areas of unusually high or low
family income. A statutory change was made in 1999 to clarify that these income limits
should be tied to the Section 8 very low-income limits.
The Consolidated Appropriations Act, 2014 further modified and redefined these limits
as Extremely Low Family income limits to ensure that these income limits would not fall
below the poverty guidelines determined for each family size. Specifically, extremely
low-income families are defined to be very low-income families whose incomes are the
greater of the Poverty Guidelines as published and periodically updated by the
Department of Health and Human Services or the 30 percent income limits calculated by
HUD. Puerto Rico and other territories are specifically excluded from this adjustment.
There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states
and the District of Columbia use the same poverty guidelines. The extremely low-income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very
low-income limits. They are then compared to the appropriate poverty guideline and if
the poverty guideline is higher, that value is chosen. If the poverty guideline is above the
very low-income limit at that family size, the extremely low-income limit is set at the
very low-income limit because the definition of extremely low-income limits caps them
at the very low-income levels.
Q7. Why am I unable to access the FY 2022 Income Limits Documentation System using a prior year bookmark, or using the results of web search? Using links from these methods generally result in broken webpages.
The income limits documentation calculates median family incomes and income limits for each area of the country; therefore, certain parameters must be set for these calculations to be performed correctly. Please access the FY 2022 Income Limits Documentation System using this link:
Median Family Incomes
Q8. How does HUD calculate median family incomes?
To calculate the FY 2022 median incomes, HUD uses 2019 ACS or PRCS median family incomes as the basis for FY 2022 medians for all areas designated as Fair Market Rent areas in the US and Puerto Rico. For an ACS estimate to be considered statistically valid, the estimate must have a margin of error less than half the size of the estimate and the estimate must be based on at least 100 observations. In areas where there is a statistically valid survey estimate using 2019 one-year ACS or PRCS data, that is used. If not, statistically valid 2019 five-year data is used. Where statistically valid five-year data is not available, HUD will average the minimally statistically valid income estimates from the previous three years of ACS or PRCS data. Minimal statistical validity is defined as those ACS estimates where the margin of error of the estimate is less than half the size of the estimate. ACS data from 2019, 2018, and 2017 will be evaluated to determine if it is minimally statistically valid. HUD averages the minimally statistically valid 5-year data which is adjusted to 2019 dollars using the national change in CPI between the ACS year of the data and 2019. For all places in the US and Puerto Rico: All estimates (using either one-year data or five-year data) are then inflated from 2019 to February 2022 using the Consumer Price Index (CPI).
For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2022 Median Family Income methodology document, at
Additionally, full documentation of all calculations for Median Family Incomes are available in the FY 2022 Median Family Income and the FY 2022 Income Limits Documentation System. These systems are available at
Area Definitions:
Q9. Why do area definitions change for median incomes and income limits?
HUD follows Office of Management and Budget (OMB) definitions of metropolitan areas with some exceptions. In 2006, when HUD implemented the widespread area definition changes OMB made based on the 2000 Decennial Census, exceptions were made to the new OMB area definitions when FMR or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas (HMFA), which continue to exist today.
The FY 2022 MFIs and income limits are based on new metropolitan area definitions, defined by OMB using commuting relationships from the 2010 Decennial Census, as updated through 2018. While HUD has maintained its HMFA subareas, there is no longer the five percent FMR or median income test; all counties added to metropolitan areas will be an HMFA with rents and incomes based on their own county data, where available. The disposition of all counties is shown in the Area Definitions report
Q10. What is the relationship between Fair Market Rent areas and Income Limit
areas?
With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs are needed for the calculation of some income limits; specifically, to determine high and low housing cost adjustments. Also, the two sets of area definitions are linked in statutory history. The exception to the similarity between Fair Market Rent areas and Income Limit areas is Rockland County, NY. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not.
Q11. What does the term “HMFA” mean?
HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined metropolitan statistical area (MSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the MSAs when the geography is not the same as that established by OMB.
Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed
projects)
Q12. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any project for residential rental property located in a rural area (as defined in section 520 of the Housing Act of 1949) use the maximum of the area median gross income or the national non-metropolitan median income. The FY 2022 non-metropolitan median income is: $71,300 and the 1-8 person 50-percent income limits based on the non-metropolitan median income are listed below:
Statewide Income Limits For U.S. Non-Metropolitan Total
FY 2022 Very Low-Income (50%) Limit (VLIL)
Median Family Income
1 Person
2 Person
3 Person
4 Person
5 Person
6 Person
7 Person
8 Person
$71,300
$24,950
$28,500
$32,100
$35,650
$38,500
$41,350
$44,200
47,050
Q13. What are Multifamily Tax Subsidy Projects?
Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low-Income
Housing Tax Credit projects under Section 42 of the Internal Revenue Code and
multifamily projects funded by tax-exempt bonds under Section 142 (which generally
also benefit from LIHTC). These projects may have special income limits established by
statute so HUD publishes them on a separate webpage. If you are a tax credit developer
or resident in an MTSP, please go to the following site to determine what the appropriate
income limits are,
Q14. How can 60 percent income limits be calculated?
For the Low-Income Housing Tax Credit program, users should refer to the FY 2022 Multifamily Tax Subsidy Project income limits available at
. The formula used to compute these income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the median family income; there are too many exceptions made to the arithmetic rule in computing income limits.
Q15. How are maximum rents for Low-Income Housing Tax Credit projects computed from the very low-income limits?
Please consult with the state housing financing agency that governs the tax credit project in question for a determination of official maximum rental rates. A list of state housing finance agencies can be found at
. The Low-Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.
The imputed income limitation (as defined in 26 U.S.C. Sec. 42(g)(2)) is 60 percent of the median income. A rent may not exceed 30 percent of this imputed income limitation under 26 U.S.C. Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very Low-Income Limits (VLILs) for the different household sizes according to the following table:
LIHTC Maximum Rent Derivation from HUD Very Low-Income Limits (VLILs)
Unit Size
0 Bedroom
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
50% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
3-Person VLIL
(4-Person VLIL + 5-Person VLIL)/2
6-Person VLIL
60% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
120% of 1-Person VLIL
120 % of [(1-Person VLIL + 2-Person VLIL)/2]
120% of 3-Person VLIL
120% of [(4-Person VLIL + 5-Person VLIL)/2]
120% of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per
bedroom.
Frequently Asked Questions
Puerto Rico Income Limits
Query Tool
Data
FAQs
Effective April 1, 2021.
Access Individual Income Limits Areas
This system provides complete documentation of the development of the FY 2021 Income Limits (ILs) for
any area of the country selected by the user. Official ILs, available in pdf and excel formats at this
link
, may differ slightly from those calculated in the documentation system, and should be used for ALL official purposes.
NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this
system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity
bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at
Multifamily Tax Subsidy Project Income Limits
Access Individual Median Family Income Areas
This system provides complete documentation of the development of the FY 2021 Median Family Income (MFI) estimates for any area of the country
selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2021
MFIs were developed using data from the 2012 American Community Survey (ACS) data.
Effective April 1, 2021.
Income Limits
FY 2021 Income Limits Methodology in
pdf
Area Definition report in
pdf
Notice of FY 2021 Income Limits for the Public Housing and Section 8 Programs in
pdf
Tables for Section 8 Income Limits in
pdf
and
WORD
Data for Section 8 Income Limits in
MS EXCEL
Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits
Notice of FY 2021 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in
pdf
Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
pdf
Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
MS EXCEL
Median Family Incomes
FY 2021 Median Income Methodology in
pdf
Notice on Median Family Incomes for FY 2021, State Median Family Incomes in
pdf
State Income Limits and Median Family Incomes
To view the FY 2021 State 30%, 50% and 80% Income Limits (based on median family incomes without adjustments made to HUD Income Limits), please
click here
HUD 30% Income Limit for ALL Areas
These are 30% Income Limits, calculated with high and low housing cost adjustments, state non-metropolitan minimum but without the increases for poverty guidelines in the Section 8 Extremely Low Family Incomes
Tables for HUD 30% Income Limits (in
pdf
Tables for HUD 30% Income Limits (in
EXCEL
COVID-19
Q. I live in a Low-Income Housing Tax Credit property and have been informed that my rent
is increasing based on the publication of HUD Income Limits. Is HUD requiring or suggesting rent increases?
No. The Low-Income Housing Tax Credit (LIHTC) program is administered by the
Internal Revenue Service (IRS). Pursuant to an IRS revenue ruling, participating
properties base their rents on the income limits that HUD is mandated to publish.
However, HUD has no control over how LIHTC rents are set and has not required or
suggested rent increases. HUD continues to encourage property owners to exercise
compassion with respect to tenants affected by the COVID-19 pandemic and would be
surprised that an owner would be so out of step with the moment in which we are living
to raise rents at this time.
Income Limits
Q2. Income limits have fallen in my area but haven’t done so in the past, why did this happen?
Beginning with FY 2010 Income Limits, HUD eliminated its long standing “hold
harmless” policy. HUD’s “hold harmless” policy sustained Section 8 income limits for
certain areas at previously published levels when reductions would otherwise have
resulted from changes in median family incomes, housing cost adjustment data, median
income update methodology, income limit methodology, or metropolitan area definitions.
HUD eliminated the “hold harmless” policy to ensure better alignment between an area’s
most recent income experience and the income thresholds for housing assistance.
Furthermore, in an effort to minimize disruptions in the operation of the Section 8
Housing Choice Voucher (HCV) program, HUD instituted maximum thresholds for the
amount income limits can change from year to year. The new policy limits annual
increases in income limits to 5 percent or twice the change in the national median family
income, whichever is greater. For the FY 2021 income limits, the cap is almost 5
percent. For areas where income limits are decreasing, HUD limits the decrease to no
more than 5 percent per year.
Income Limits for rural housing programs will continue their current hold-harmless
policy at the request of the Rural Housing Service, because these limits are based on area
definitions and program rules specified by the Rural Housing Service of the Department
of Agriculture. Income-based rents used in the HOME Investment Partnerships program
(HOME) will also be held harmless.
Q3. Why don’t the income limits for my area reflect recent gains (or losses)?
Although HUD uses the most recent data available concerning local area incomes, there
is still a lag between when the data are collected and when the data are available for use.
For example, FY 2021 Income Limits are calculated using 2014-2018 5-year American
Community Survey (ACS) data, and one-year 2017 data where possible. This is a two-year lag, so more current trends in median family income levels are not available.
Q4. What is the difference between HUD’s Median Family Income (MFI) and Area Median Income (AMI)?
HUD estimates Median Family Income (MFI) annually for each metropolitan area and
non-metropolitan county. The metropolitan area definitions are the same ones HUD uses
for Fair Market Rents (except where statute requires a different configuration). HUD
calculates Income Limits as a function of the area's Median Family Income (MFI). The
basis for HUD’s median family incomes is data from the American Community Survey,
table B19113 - MEDIAN FAMILY INCOME IN THE PAST 12 MONTHS.
The term Area Median Income is the term used more generally in the industry. If the
term Area Median Income (AMI) is used in an unqualified manor, this reference is
synonymous with HUD's MFI. However, if the term AMI is qualified in some way -
generally percentages of AMI, or AMI adjusted for family size, then this is a reference to
HUD's income limits, which are calculated as percentages of median incomes and include
adjustments for families of different sizes.
Q5. Why does my very low-income limit not equal 50% of my median family income (or my
low-income limit not equal 80% of my median income)?
There are many exceptions to the arithmetic calculation of income limits. These include
adjustments for high housing cost relative to income, the application of state
nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. These exceptions are detailed in the FY 2021 Income Limits Methodology
Document,
. Please also note
that Tables 1 and 2 (beginning on page 5) show that most nonmetropolitan area income
limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to an individual area of the
country, please see our FY 2021 Income Limits Documentation System. The
documentation system is available at
. Once the area in question
is selected, a summary of the area’s median income, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
Q6. Why is the Extremely Low-Income Limit much higher than in the past and sometimes no different than the Very Low-Income Limit?
The Quality Housing and Work Responsibility Act of 1998 established a new income
limit standard based on 30 percent of median family income (the extremely low-income
limits), which was to be adjusted for family size and for areas of unusually high or low
family income. A statutory change was made in 1999 to clarify that these income limits
should be tied to the Section 8 very low-income limits.
The Consolidated Appropriations Act, 2014 further modified and redefined these limits
as Extremely Low Family income limits to ensure that these income limits would not fall
below the poverty guidelines determined for each family size. Specifically, extremely
low-income families are defined to be very low-income families whose incomes are the
greater of the Poverty Guidelines as published and periodically updated by the
Department of Health and Human Services or the 30 percent income limits calculated by
HUD. Puerto Rico and other territories are specifically excluded from this adjustment.
There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states
and the District of Columbia use the same poverty guidelines. The extremely low-income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very
low-income limits. They are then compared to the appropriate poverty guideline and if
the poverty guideline is higher, that value is chosen. If the poverty guideline is above the
very low-income limit at that family size, the extremely low-income limit is set at the
very low-income limit because the definition of extremely low-income limits caps them
at the very low-income levels.
Q7. Why am I unable to access the FY 2021 Income Limits Documentation System using a
prior year bookmark, or using the results of web search? Using links from these methods
generally result in broken webpages.
The income limits documentation calculates median family incomes and income limits
for each area of the country; therefore, certain parameters must be set for these
calculations to be performed correctly. Please access the FY 2021 Income Limits
Documentation System using this link:
Median Family Incomes
Q8. How does HUD calculate median family incomes?
To calculate the FY 2021 median incomes, HUD uses 2018 ACS or PRCS median family
incomes as the basis for FY 2020 medians for all areas designated as Fair Market Rent
areas in the US and Puerto Rico. For FY 2021, HUD has updated its definition of
statistical validity for ACS data. For an ACS estimate to be considered statistically valid,
the estimate must have a margin of error less than half the size of the estimate and the
estimate must be based on at least 100 observations. In areas where there is a statistically
valid survey estimate using 2018 one-year ACS or PRCS data, that is used. If not,
statistically valid 2018 five-year data is used. Where statistically valid five-year data is
not available, HUD will average the minimally statistically valid income estimates from
the previous three years of ACS or PRCS data. Minimal statistical validity is defined as
those ACS estimates where the margin of error of the estimate is less than half the size of
the estimate. ACS data from 2018, 2017, and 2016 will be evaluated to determine if it is
minimally statistically valid. HUD averages the minimally statistically valid 5-year data
which is adjusted to 2018 dollars using the national change in CPI between the ACS year
of the data and 2018. For all places in the US and Puerto Rico: All estimates (using
either one-year data or five-year data) are then trended from 2018 to the midpoint of
FY 2021.
A Consumer Price Index (CPI) forecast as published by the Congressional Budget Office
is used in the trend factor calculation to bring the 2018 ACS data forward to the middle
of FY 2021.
For additional details concerning the use of the ACS in HUD’s calculations of MFI,
please see our FY 2021 Median Family Income methodology document, at
Additionally, full documentation of all calculations for Median Family Incomes are
available in the FY 2021 Median Family Income and the FY 2021 Income Limits
Documentation System. These systems are available at
Area Definitions:
Q9. Why do area definitions change for median incomes and income limits?
HUD follows Office of Management and Budget (OMB) definitions of metropolitan
areas with some exceptions. In 2006, when HUD implemented the widespread area
definition changes OMB made based on the 2000 Decennial Census, exceptions were
made to the new OMB area definitions when FMR or MFI changes for new areas were
greater than five percent. HUD created exception subareas, called HUD Metro FMR
Areas (HMFA), which continue to exist today.
The FY 2021 MFIs and income limits are based on new metropolitan area definitions,
defined by OMB using commuting relationships from the 2010 Decennial Census, as
updated through 2018. While HUD has maintained its HMFA subareas, there is no longer
the five percent FMR or median income test; all counties added to metropolitan areas will
be an HMFA with rents and incomes based on their own county data, where available.
The disposition of all counties is shown in the Area Definitions report
Q10. What is the relationship between Fair Market Rent areas and Income Limit
areas?
With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses
FMR areas in calculating income limits because FMRs are needed for the calculation of
some income limits; specifically, to determine high and low housing cost adjustments.
Also, the two sets of area definitions are linked in statutory history. The exception to the
similarity between Fair Market Rent areas and Income Limit areas is Rockland County,
NY. By statute, income limits are calculated for Rockland County, NY while separate
FMRs are not.
Q11. What does the term “HMFA” mean?
HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined
metropolitan statistical area (MSA) is in the area to which the income limits (or FMRs)
apply. HUD is required by OMB to alter the name of metropolitan geographic entities it
derives from the MSAs when the geography is not the same as that established by OMB.
Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed
projects)
Q12. What are Multifamily Tax Subsidy Projects?
Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low-Income
Housing Tax Credit projects under Section 42 of the Internal Revenue Code and
multifamily projects funded by tax-exempt bonds under Section 142 (which generally
also benefit from LIHTC). These projects may have special income limits established by
statute so HUD publishes them on a separate webpage. If you are a tax credit developer
or resident in an MTSP, please go to the following site to determine what the appropriate
income limits are,
Q13. How can 60 percent income limits be calculated?
For the Low-Income Housing Tax Credit program, users should refer to the FY 2021 Multifamily Tax Subsidy Project income limits available at
. The formula used to compute these
income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not
calculate income limit percentages based on a direct arithmetic relationship with the
median family income; there are too many exceptions made to the arithmetic rule in
computing income limits.
Q13. How are maximum rents for Low-Income Housing Tax Credit projects computed from the
very low-income limits?
Please consult with the state housing financing agency that governs the tax credit project
in question for a determination of official maximum rental rates. A list of state housing
finance agencies can be found at
. The Low-Income Housing Tax Credit program is a U.S. Treasury Department program; therefore,
HUD has no official authority over setting maximum rental rates. The following table is
included for informational purposes only.
The imputed income limitation (as defined in 26 U.S.C. Sec. 42(g)(2)) is 60 percent of
the median income. A rent may not exceed 30 percent of this imputed income limitation
under 26 U.S.C. Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very
Low-Income Limits (VLILs) for the different household sizes according to the following
table:
LIHTC Maximum Rent Derivation from HUD Very Low-Income Limits (VLILs)
Unit Size
0 Bedroom
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
50% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
3-Person VLIL
(4-Person VLIL + 5-Person VLIL)/2
6-Person VLIL
60% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
120% of 1-Person VLIL
120 % of [(1-Person VLIL + 2-Person VLIL)/2]
120% of 3-Person VLIL
120% of [(4-Person VLIL + 5-Person VLIL)/2]
120% of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per
bedroom.
Q14. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any
project for residential rental property located in a rural area (as defined in section 520 of the
Housing Act of 1949) use the maximum of the area median gross income or the national
non-metropolitan median income. The FY 2021 non-metropolitan median income is:
$63,400 and the 1-8 person 50-percent income limits based on the non-metropolitan median
income are listed below:
1 Person
2 Person
3 Person
4 Person
5 Person
6 Person
7 Person
8 Person
$22,200
$25,350
$28,550
$31,700
$34,250
$36,750
$39,300
$41,850
Query Tool
Data
FAQs
Effective April 1, 2020.
Access Individual Income Limits Areas
This system provides complete documentation of the development of the FY 2020 Income Limits (ILs) for
any area of the country selected by the user. Official ILs, available in pdf and excel formats at this
link
, may differ slightly from those calculated in the documentation system, and should be used for ALL official purposes.
NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this
system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity
bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at
Multifamily Tax Subsidy Project Income Limits
Access Individual Median Family Income Areas
This system provides complete documentation of the development of the FY 2020 Median Family Income (MFI) estimates for any area of the country
selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2020
MFIs were developed using data from the 2012 American Community Survey (ACS) data.
Effective April 1, 2020.
Income Limits
FY 2020 Income Limits Methodology in
pdf
Area Definition report in
pdf
Notice of FY 2020 Income Limits for the Public Housing and Section 8 Programs in
pdf
Tables for Section 8 Income Limits in
pdf
and
WORD
Data for Section 8 Income Limits in
MS EXCEL
Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits
Notice of FY 2020 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in
pdf
Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
pdf
Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
MS EXCEL
Median Family Incomes
FY 2020 Median Income Methodology in
pdf
Notice on Median Family Incomes for FY 2020, State Median Family Incomes in
pdf
State Income Limits and Median Family Incomes
To view the FY 2020 State 30%, 50% and 80% Income Limits (based on median family incomes without adjustments made to HUD Income Limits), please
click here
HUD 30% Income Limit for ALL Areas
These are 30% Income Limits, calculated with high and low housing cost adjustments, state non-metropolitan minimum but without the increases for poverty guidelines in the Section 8 Extremely Low Family Incomes
Tables for HUD 30% Income Limits (in
pdf
Tables for HUD 30% Income Limits (in
EXCEL
COVID-19
Q. I live in a Low-Income Housing Tax Credit property and have been informed that my rent is increasing based on the publication of HUD Income Limits. Is HUD requiring or suggesting rent increases?
No. The Low-Income Housing Tax Credit (LIHTC) program is administered by the Internal Revenue Service (IRS). Pursuant to an IRS revenue ruling, participating properties base their rents on the income limits that HUD is mandated to publish. However, HUD has no control over how LIHTC rents are set and has not required or suggested rent increases. HUD continues to encourage property owners to exercise compassion with respect to tenants affected by the COVID-19 pandemic and would be surprised that an owner would be so out of step with the moment in which we are living to raise rents at this time.
Income Limits
Q1. Income limits have fallen in my area but haven’t done so in the past, why did this happen?
Beginning with FY 2010 Income Limits, HUD eliminated its long standing “hold
harmless” policy. HUD’s “hold harmless” policy sustained Section 8 income limits for
certain areas at previously published levels when reductions would otherwise have
resulted from changes in median family incomes, housing cost adjustment data, median
income update methodology, income limit methodology, or metropolitan area definitions.
HUD eliminated the “hold harmless” policy to ensure better alignment between an area’s
most recent income experience and the income thresholds for housing assistance.
Furthermore, in an effort to minimize disruptions in the operation of the Section 8
Housing Choice Voucher (HCV) program, HUD instituted maximum thresholds for the
amount income limits can change from year to year. The new policy limits annual
increases in income limits to 5 percent or twice the change in the national median family
income, whichever is greater. For the FY 2020 income limits, the cap is almost 8
percent. For areas where income limits are decreasing, HUD limits the decrease to no
more than 5 percent per year.
Income Limits for rural housing programs will continue their current hold-harmless
policy at the request of the Rural Housing Service, because these limits are based on area
definitions and program rules specified by the Rural Housing Service of the Department
of Agriculture. Income-based rents used in the HOME Investment Partnerships program
(HOME) will also be held harmless.
Q2. Why don’t the income limits for my area reflect recent gains (or losses)?
Although HUD uses the most recent data available concerning local area incomes, there
is still a lag between when the data are collected and when the data are available for use.
For example, FY 2020 Income Limits are calculated using 2013-2017 5-year American
Community Survey (ACS) data, and one-year 2017 data where possible. This is a two-year lag, so more current trends in median family income levels are not available.
Q3. What is the difference between HUD’s Median Family Income (MFI) and Area Median Income (AMI)?
HUD estimates Median Family Income (MFI) annually for each metropolitan area and
non-metropolitan county. The metropolitan area definitions are the same ones HUD uses
for Fair Market Rents (except where statute requires a different configuration). HUD
calculates Income Limits as a function of the area's Median Family Income (MFI). The
basis for HUD’s median family incomes is data from the American Community Survey,
table B19113 - MEDIAN FAMILY INCOME IN THE PAST 12 MONTHS.
The term Area Median Income is the term used more generally in the industry. If the
term Area Median Income (AMI) is used in an unqualified manor, this reference is
synonymous with HUD's MFI. However, if the term AMI is qualified in some way -
generally percentages of AMI, or AMI adjusted for family size, then this is a reference to
HUD's income limits, which are calculated as percentages of median incomes and include
adjustments for families of different sizes.
Q4. Why does my very low-income limit not equal 50% of my median family income (or my low-income limit not equal 80% of my median income)?
There are many exceptions to the arithmetic calculation of income limits. These include
adjustments for high housing cost relative to income, the application of state
nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. These exceptions are detailed in the FY 2020 Income Limits Methodology
Document,
. Please also note that Tables 1 and 2 (beginning on page 5) show that most nonmetropolitan area income
limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to an individual area of the
country, please see our FY 2020 Income Limits Documentation System. The
documentation system is available at
. Once the area in question
is selected, a summary of the area’s median income, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
Q5. Why is the Extremely Low-Income Limit much higher than in the past and sometimes no different than the Very Low-Income Limit?
The Quality Housing and Work Responsibility Act of 1998 established a new income
limit standard based on 30 percent of median family income (the extremely low-income
limits), which was to be adjusted for family size and for areas of unusually high or low
family income. A statutory change was made in 1999 to clarify that these income limits
should be tied to the Section 8 very low-income limits.
The Consolidated Appropriations Act, 2014 further modified and redefined these limits
as Extremely Low Family income limits to ensure that these income limits would not fall
below the poverty guidelines determined for each family size. Specifically, extremely
low-income families are defined to be very low-income families whose incomes are the
greater of the Poverty Guidelines as published and periodically updated by the
Department of Health and Human Services or the 30 percent income limits calculated by
HUD. Puerto Rico and other territories are specifically excluded from this adjustment.
There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states
and the District of Columbia use the same poverty guidelines. The extremely low-income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very low-income limits. They are then compared to the appropriate poverty guideline and if
the poverty guideline is higher, that value is chosen. If the poverty guideline is above the
very low-income limit at that family size, the extremely low-income limit is set at the
very low-income limit because the definition of extremely low-income limits caps them
at the very low-income levels.
Q6. Why am I unable to access the FY 2020 Income Limits Documentation System using a
prior year bookmark, or using the results of web search? Using links from these methods
generally result in broken webpages.
The income limits documentation calculates median family incomes and income limits
for each area of the country; therefore, certain parameters must be set for these
calculations to be performed correctly. Please access the FY 2020 Income Limits
Documentation System using this link:
Median Family Incomes
Q7. How does HUD calculate median family incomes?
To calculate the FY 2020 median incomes, HUD uses 2017 ACS or PRCS median family
incomes as the basis for FY 2020 medians for all areas designated as Fair Market Rent
areas in the US and Puerto Rico. For FY 2020, HUD has updated its definition of
statistical validity for ACS data. For an ACS estimate to be considered statistically valid,
the estimate must have a margin of error less than half the size of the estimate and the
estimate must be based on at least 100 observations. In areas where there is a statistically
valid survey estimate using 2017 one-year ACS or PRCS data, that is used. If not,
statistically valid 2017 five-year data is used. Where statistically valid five-year data is
not available, HUD will average the minimally statistically valid income estimates from
the previous three years of ACS or PRCS data. Minimal statistical validity is defined as
those ACS estimates where the margin of error of the estimate is less than half the size of
the estimate. ACS data from 2017, 2016, and 2015 will be evaluated to determine if it is
minimally statistically valid. HUD averages the minimally statistically valid 5-year data
which is adjusted to 2017 dollars using the national change in CPI between the ACS year
of the data and 2017. For all places in the US and Puerto Rico: All estimates (using
either one-year data or five-year data) are then trended from 2017 to the midpoint of
FY 2020.
A Consumer Price Index (CPI) forecast as published by the Congressional Budget Office
is used in the trend factor calculation to bring the 2017 ACS data forward to the middle
of FY 2020.
For additional details concerning the use of the ACS in HUD’s calculations of MFI,
please see our FY 2020 Median Family Income methodology document, at
Additionally, full documentation of all calculations for Median Family Incomes are
available in the FY 2020 Median Family Income and the FY 2020 Income Limits
Documentation System. These systems are available at
Area Definitions:
Q8. Why do area definitions change for median incomes and income limits?
HUD follows Office of Management and Budget (OMB) definitions of metropolitan
areas with some exceptions. In 2006, when HUD implemented the widespread area
definition changes OMB made based on the 2000 Decennial Census, exceptions were
made to the new OMB area definitions when FMR or MFI changes for new areas were
greater than five percent. HUD created exception subareas, called HUD Metro FMR
Areas (HMFA), which continue to exist today.
The FY 2020 MFIs and income limits are based on new metropolitan area definitions,
defined by OMB using commuting relationships from the 2010 Decennial Census, as
updated through 2017. While HUD has maintained its HMFA subareas, there is no longer
the five percent FMR or median income test; all counties added to metropolitan areas will
be an HMFA with rents and incomes based on their own county data, where available.
The disposition of all counties is shown in the Area Definitions report
Q9. What is the relationship between Fair Market Rent areas and Income Limit areas?
With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses
FMR areas in calculating income limits because FMRs (or 40th percentile rents for 50th
percentile FMR areas) are needed for the calculation of some income limits; specifically,
to determine high and low housing cost adjustments. Also, the two sets of area definitions
are linked in statutory history. The exception to the similarity between Fair Market Rent
areas and Income Limit areas is Rockland County, NY. By statute, income limits are
calculated for Rockland County, NY while separate FMRs are not.
Q10. What does the term “HMFA” mean?
HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined
metropolitan statistical area (MSA) is in the area to which the income limits (or FMRs)
apply. HUD is required by OMB to alter the name of metropolitan geographic entities it
derives from the MSAs when the geography is not the same as that established by OMB.
Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed
projects)
Q11. What are Multifamily Tax Subsidy Projects?
Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low-Income
Housing Tax Credit projects under Section 42 of the Internal Revenue Code and
multifamily projects funded by tax-exempt bonds under Section 142 (which generally
also benefit from LIHTC). These projects may have special income limits established by
statute so HUD publishes them on a separate webpage. If you are a tax credit developer
or resident in an MTSP, please go to the following site to determine what the appropriate
income limits are,
Q12. How can 60 percent income limits be calculated?
For the Low-Income Housing Tax Credit program, users should refer to the FY 2020
Multifamily Tax Subsidy Project income limits available at
. The formula used to compute these
income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not
calculate income limit percentages based on a direct arithmetic relationship with the
median family income; there are too many exceptions made to the arithmetic rule in
computing income limits.
Q13. How are maximum rents for Low-Income Housing Tax Credit projects computed from the
very low-income limits?
Please consult with the state housing financing agency that governs the tax credit project
in question for a determination of official maximum rental rates. A list of state housing
finance agencies can be found at
. The Low-Income Housing Tax Credit program is a U.S. Treasury Department program; therefore,
HUD has no official authority over setting maximum rental rates. The following table is
included for informational purposes only.
The imputed income limitation (as defined in 26 U.S.C. Sec. 42(g)(2)) is 60 percent of
the median income. A rent may not exceed 30 percent of this imputed income limitation
under 26 U.S.C. Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very
Low-Income Limits (VLILs) for the different household sizes according to the following
table:
LIHTC Maximum Rent Derivation from HUD Very Low-Income Limits (VLILs)
Unit Size
0 Bedroom
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
50% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
3-Person VLIL
(4-Person VLIL + 5-Person VLIL)/2
6-Person VLIL
60% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
120% of 1-Person VLIL
120% of [(1-Person VLIL + 2-Person VLIL)/2]
120% of 3-Person VLIL
120% of [(4-Person VLIL + 5-Person VLIL)/2]
120% of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per
bedroom.
Q14. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any
project for residential rental property located in a rural area (as defined in section 520 of the
Housing Act of 1949) use the maximum of the area median gross income or the national
non-metropolitan median income. The FY 2020 non-metropolitan median income is:
$62,300 and the 1-8 person 50-percent income limits based on the non-metropolitan median
income are listed below:
1 Person
2 Person
3 Person
4 Person
5 Person
6 Person
7 Person
8 Person
$21,800
$24,900
$28,050
$31,150
$33,650
$36,150
$38,650
$41,100
Query Tool
Data
FAQs
Effective April 24, 2019.
Access Individual Income Limits Areas
This system provides complete documentation of the development of the FY 2019 Income Limits (ILs) for
any area of the country selected by the user. Official ILs, available in pdf and excel formats at this
link
, may differ slightly from those calculated in the documentation system, and should be used for ALL official purposes.
NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this
system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity
bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at
Multifamily Tax Subsidy Project Income Limits
Access Individual Median Family Income Areas
This system provides complete documentation of the development of the FY 2019 Median Family Income (MFI) estimates for any area of the country
selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2019
MFIs were developed using data from the 2012 American Community Survey (ACS) data.
Effective April 24, 2019.
Income Limits
FY 2019 Income Limits Methodology in
pdf
Area Definition report in
pdf
Notice of FY 2019 Income Limits for the Public Housing and Section 8 Programs in
pdf
Tables for Section 8 Income Limits in
pdf
and
WORD
Data for Section 8 Income Limits in
MS EXCEL
Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits
Notice of FY 2019 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in
pdf
Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
pdf
Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
MS EXCEL
Median Family Incomes
FY 2019 Median Income Methodology in
pdf
Notice on Median Family Incomes for FY 2019, State Median Family Incomes in
pdf
State Income Limits and Median Family Incomes
To view the FY 2019 State 30%, 50% and 80% Income Limits (based on median family incomes without adjustments made to HUD Income Limits), please
click here
HUD 30% Income Limit for ALL Areas
These are 30% Income Limits, calculated with high and low housing cost adjustments, state non-metropolitan minimum but without the increases for poverty guidelines in the Section 8 Extremely Low Family Incomes
Tables for HUD 30% Income Limits (in
pdf
Tables for HUD 30% Income Limits (in
EXCEL
Income Limits
Q1. Income limits have fallen in my area but haven’t done so in the past, why did this happen?
Beginning with FY 2010 Income Limits, HUD eliminated its long standing “hold harmless” policy. HUD’s “hold harmless” policy sustained Section 8 income limits for certain areas at previously published levels when reductions would otherwise have resulted from changes in median family incomes, housing cost adjustment data, median income update methodology, income limit methodology, or metropolitan area definitions. HUD eliminated the “hold harmless” policy to ensure better alignment between an area’s most recent income experience and the income thresholds for housing assistance.
Furthermore, in an effort to minimize disruptions in the operation of the Section 8 Housing Choice Voucher (HCV) program, HUD instituted maximum thresholds for the amount income limits can change from year to year. The new policy limits annual increases in income limits to 5 percent or twice the change in the national median family income, whichever is greater. For the FY 2019 income limits, the cap is slightly over 10 percent. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.
Income Limits for rural housing programs will continue their current hold-harmless policy at the request of the Rural Housing Service, because these limits are based on area definitions and program rules specified by the Rural Housing Service of the Department of Agriculture. Income-based rents used in the HOME Investment Partnerships program (HOME) will also be held harmless.
Q2. Why don’t the income limits for my area reflect recent gains (or losses)?
Although HUD uses the most recent data available concerning local area incomes, there is still a lag between when the data are collected and when the data are available for use. For example, FY 2019 Income Limits are calculated using 2012-2016 5-year American Community Survey (ACS) data, and one-year 2016 data where possible. This is a two-year lag, so more current trends in median family income levels are not available.
Q3. What is the difference between HUD’s Median Family Income (MFI) and Area Median Income (AMI)?
HUD estimates Median Family Income (MFI) annually for each metropolitan area and non-metropolitan county. The metropolitan area definitions are the same ones HUD uses for Fair Market Rents (except where statute requires a different configuration). HUD calculates Income Limits as a function of the area's Median Family Income (MFI). The basis for HUD’s median family incomes is data from the American Community Survey, table B19113 - MEDIAN FAMILY INCOME IN THE PAST 12 MONTHS.
The term Area Median Income is the term used more generally in the industry. If the term Area Median Income (AMI) is used in an unqualified manor, this reference is synonymous with HUD's MFI. However, if the term AMI is qualified in some way - generally percentages of AMI, or AMI adjusted for family size, then this is a reference to HUD's income limits, which are calculated as percentages of median incomes and include adjustments for families of different sizes.
Q4. Why does my very low-income limit not equal 50% of my median family income (or my low-income limit not equal 80% of my median income)?
There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. These exceptions are detailed in the FY 2019 Income Limits Methodology Document,
. Please also note that Tables 1 and 2 (beginning on page 5) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to an individual area of the country, please see our FY 2019 Income Limits Documentation System. The documentation system is available at
. Once the area in question is selected, a summary of the area’s median income, Very Low-Income, Extremely Low- Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
Q5. Why is the Extremely Low-Income Limit much higher than in the past and sometimes no different than the Very Low-Income Limit?
The Quality Housing and Work Responsibility Act of 1998 established a new income limit standard based on 30 percent of median family income (the extremely low-income limits), which was to be adjusted for family size and for areas of unusually high or low family income. A statutory change was made in 1999 to clarify that these income limits should be tied to the Section 8 very low-income limits.
The Consolidated Appropriations Act, 2014 further modified and redefined these limits as Extremely Low Family income limits to ensure that these income limits would not fall below the poverty guidelines determined for each family size. Specifically, extremely low-income families are defined to be very low-income families whose incomes are the greater of the Poverty Guidelines as published and periodically updated by the Department of Health and Human Services or the 30 percent income limits calculated by HUD. Puerto Rico and other territories are specifically excluded from this adjustment. There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states and the District of Columbia use the same poverty guidelines. The extremely low-income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very low-income limits. They are then compared to the appropriate poverty guideline and if the poverty guideline is higher, that value is chosen. If the poverty guideline is above the very low-income limit at that family size, the extremely low-income limit is set at the very low-income limit because the definition of extremely low-income limits caps them at the very low-income levels.
Q6. Why am I unable to access the FY 2019 Income Limits Documentation System using a prior year bookmark, or using the results of web search? Using links from these methods generally result in broken webpages.
The income limits documentation calculates median family incomes and income limits for each area of the country; therefore, certain parameters must be set for these calculations to be performed correctly. Please access the FY 2019 Income Limits Documentation System using this link:
Median Family Incomes
Q7. How does HUD calculate median family incomes?
To calculate the FY 2019 median incomes, HUD uses 2016 ACS or PRCS median family incomes as the basis for FY 2019 medians for all areas designated as Fair Market Rent areas in the US and Puerto Rico. For FY 2019, HUD has updated its definition of statistical validity for ACS data. For an ACS estimate to be considered statistically valid, the estimate must have a margin of error less than half the size of the estimate and the estimate must be based on at least 100 observations. In areas where there is a statistically valid survey estimate using 2016 one-year ACS or PRCS data, that is used. If not, statistically valid 2016 five-year data is used. Where statistically valid five-year data is not available, HUD will average the minimally statistically valid income estimates from the previous three years of ACS or PRCS data. Minimal statistical validity is defined as those ACS estimates where the margin of error of the estimate is less than half the size of the estimate. ACS data from 2016, 2015, and 2014 will be evaluated to determine if it is minimally statistically valid. HUD averages the minimally statistically valid 5-year data which is adjusted to 2016 dollars using the national change in CPI between the ACS year of the data and 2016. For all places in the US and Puerto Rico: All estimates (using either one-year data or five-year data) are then trended from 2016 to the midpoint of FY 2019.
A Consumer Price Index (CPI) forecast as published by the Congressional Budget Office is used in the trend factor calculation to bring the 2016 ACS data forward to the middle of FY 2019.
For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2019 Median Family Income methodology document, at
Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2019 Income Limits Documentation System. This system is available at
Area Definitions:
Q8. Why do area definitions change for median incomes and income limits?
HUD follows Office of Management and Budget (OMB) definitions of metropolitan
areas with some exceptions. In 2006, when HUD implemented the widespread area
definition changes OMB made based on the 2000 Decennial Census, exceptions were
made to the new OMB area definitions when FMR or MFI changes for new areas were
greater than five percent. HUD created exception subareas, called HUD Metro FMR
Areas (HMFA), which continue to exist today.
The FY 2019 MFIs and income limits are based on new metropolitan area definitions, defined by OMB using commuting relationships from the 2010 Decennial Census, as updated through 2016. While HUD has maintained its HMFA subareas, there is no longer the five percent FMR or median income test; all counties added to metropolitan areas will be an HMFA with rents and incomes based on their own county data, where available.
The disposition of all counties is shown in the Area Definitions report
Q9. What is the relationship between Fair Market Rent areas and Income Limit areas?
With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses
FMR areas in calculating income limits because FMRs (or 40th percentile rents for 50th
percentile FMR areas) are needed for the calculation of some income limits; specifically,
to determine high and low housing cost adjustments. Also, the two sets of area definitions
are linked in statutory history. The exception to the similarity between Fair Market Rent
areas and Income Limit areas is Rockland County, NY. By statute, income limits are
calculated for Rockland County, NY while separate FMRs are not.
Q10. What does the term “HMFA” mean?
HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined
metropolitan statistical area (MSA) is in the area to which the income limits (or FMRs)
apply. HUD is required by OMB to alter the name of metropolitan geographic entities it
derives from the MSAs when the geography is not the same as that established by OMB.
Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)
Q11. What are Multifamily Tax Subsidy Projects?
Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low-Income Housing Tax Credit projects under Section 42 of the Internal Revenue Code and multifamily projects funded by tax-exempt bonds under Section 142 (which generally also benefit from LIHTC). These projects may have special income limits established by statute so HUD publishes them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are,
Q12. How can 60 percent income limits be calculated?
For the Low-Income Housing Tax Credit program, users should refer to the FY 2019
Multifamily Tax Subsidy Project income limits available at
. The formula used to compute these
income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not
calculate income limit percentages based on a direct arithmetic relationship with the
median family income; there are too many exceptions made to the arithmetic rule in
computing income limits.
Q13. How are maximum rents for Low-Income Housing Tax Credit projects computed from the very low-income limits?
Please consult with the state housing financing agency that governs the tax credit project
in question for a determination of official maximum rental rates. A list of state housing
finance agencies can be found at
. The Low-Income Housing Tax Credit program is a U.S. Treasury Department program; therefore,
HUD has no official authority over setting maximum rental rates. The following table is
included for informational purposes only.
The imputed income limitation (as defined in 26 U.S.C. Sec. 42(g)(2)) is 60 percent of
the median income. A rent may not exceed 30 percent of this imputed income limitation
under 26 U.S.C. Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very
Low-Income Limits (VLILs) for the different household sizes according to the following
table:
LIHTC Maximum Rent Derivation from HUD Very Low-Income Limits (VLILs)
Unit Size
0 Bedroom
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
50% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
3-Person VLIL
(4-Person VLIL + 5-Person VLIL)/2
6-Person VLIL
60% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
120% of 1-Person VLIL
120 % of [(1-Person VLIL + 2-Person VLIL)/2]
120% of 3-Person VLIL
120% of [(4-Person VLIL + 5-Person VLIL)/2]
120% of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per
bedroom.
Q14. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any project for residential rental property located in a rural area (as defined in section 520 of the Housing Act of 1949) use the maximum of the area median gross income or the national non-metropolitan median income. The FY 2019 non-metropolitan median income is:
$60,600 and the 1-8 person 50-percent income limits based on the non-metropolitan median income are listed below:
1 Person
2 Person
3 Person
4 Person
5 Person
6 Person
7 Person
8 Person
$21,200
$24,250
$27,250
$30,300
$32,700
$35,150
$37,550
$40,000
Query Tool
Data
FAQs
Effective April 1, 2018.
Access Individual Income Limits Areas
This system provides complete documentation of the development of the FY 2018 Income Limits (ILs) for
any area of the country selected by the user. Official ILs, available in pdf and excel formats at this link, may differ slightly from those calculated in the documentation system, and should be used for ALL official purposes.
NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this
system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity
bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at
Multifamily Tax Subsidy Project Income Limits
Access Individual Median Family Income Areas
This system provides complete documentation of the development of the FY 2018 Median Family Income (MFI) estimates for any area of the country
selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2018
MFIs were developed using data from the 2012 American Community Survey (ACS) data.
Effective April 1, 2018.
Income Limits
FY 2018 Income Limits Methodology in
pdf
Area Definition report in
pdf
Notice of FY 2018 Income Limits for the Public Housing and Section 8 Programs in
pdf
Tables for Section 8 Income Limits in
pdf
and
WORD
Data for Section 8 Income Limits in
MS EXCEL
Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits
Notice of FY 2018 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in
pdf
Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
pdf
Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
MS EXCEL
Median Family Incomes
FY 2018 Median Income Methodology in
pdf
Notice on Median Family Incomes for FY 2018, State Median Family Incomes in
pdf
State Income Limits and Median Family Incomes
To view the FY 2018 State 30%, 50% and 80% Income Limits (based on median family incomes without adjustments made to HUD Income Limits), please
click here
HUD 30% Income Limit for ALL Areas
These are 30% Income Limits, calculated with high and low housing cost adjustments, state non-metropolitan minimum but without the increases for poverty guidelines in the Section 8 Extremely Low Family Incomes
Tables for HUD 30% Income Limits (in
pdf
Tables for HUD 30% Income Limits (in
EXCEL
Income Limits
Q1. Income limits have fallen in my area but haven’t done so in the past, why did this happen?
Beginning with FY 2010 Income Limits, HUD eliminated its long standing “hold harmless” policy. HUD’s “hold harmless” policy sustained Section 8 income limits for certain areas at previously published levels when reductions would otherwise have resulted from changes in median family incomes, housing cost adjustment data, median income update methodology, income limit methodology, or metropolitan area definitions. HUD eliminated the “hold harmless” policy to ensure better alignment between an area’s most recent income experience and the income thresholds for housing assistance.
Furthermore, in an effort to minimize disruptions in the operation of the Section 8 Housing Choice Voucher (HCV) program, HUD instituted maximum thresholds for the amount income limits can change from year to year. The new policy limits annual increases in income limits to 5 percent or twice the change in the national median family income, whichever is greater. For the FY 2018 income limits, the cap is almost 11.5 percent. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.
Income Limits for rural housing programs will continue their current hold-harmless policy at the request of the Rural Housing Service, because these limits are based on area definitions and program rules specified by the Rural Housing Service of the Department of Agriculture. Income-based rents used in the HOME Investment Partnerships program (HOME) will also be held harmless.
Q2. Why don’t the income limits for my area reflect recent gains (or losses)?
Although HUD uses the most recent data available concerning local area incomes, there is still a lag between when the data are collected and when the data are available for use. For example, FY 2018 Income Limits are calculated using 2011-2015 5-year American Community Survey (ACS) data, and one-year 2015 data where possible. This is a two-year lag, so more current trends in median family income levels are not available.
Q3. What is the difference between HUD’s Median Family Income (MFI) and Area Median Income (AMI)?
HUD estimates Median Family Income (MFI) annually for each metropolitan area and non-metropolitan county. The metropolitan area definitions are the same ones HUD uses for Fair Market Rents (except where statute requires a different configuration). HUD calculates Income Limits as a function of the area's Median Family Income (MFI). The basis for HUD’s median family incomes is data from the American Community Survey, table B19113 - MEDIAN FAMILY INCOME IN THE PAST 12 MONTHS.
The term Area Median Income is the term used more generally in the industry. If the term Area Median Income (AMI) is used in an unqualified manor, this reference is synonymous with HUD's MFI. However, if the term AMI is qualified in some way - generally percentages of AMI, or AMI adjusted for family size, then this is a reference to HUD's income limits, which are calculated as percentages of median incomes and include adjustments for families of different sizes.
Q4. Why does my very low-income limit not equal 50% of my median family income (or my low-income limit not equal 80% of my median income)?
There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. These exceptions are detailed in the
. Please review this report and pay special attention to Attachments 3 and 4 that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 5) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to any area of the country, please see our FY 2018 Income Limits Documentation System. The documentation system is available at
. Once the area in question is selected, a summary of the area’s median income, Very Low-Income,
Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
Q5. Why is the Extremely Low-Income Limit much higher than in the past and sometimes no different than the Very Low-Income Limit?
The Quality Housing and Work Responsibility Act of 1998 established a new income limit standard based on 30 percent of median family income (the extremely low-income limits), which was to be adjusted for family size and for areas of unusually high or low family income. A statutory change was made in 1999 to clarify that these income limits should be tied to the Section 8 very low-income limits.
The Consolidated Appropriations Act, 2014 further modified and redefined these limits as Extremely Low Family income limits to ensure that these income limits would not fall below the poverty guidelines determined for each family size. Specifically, extremely low-income families are defined to be very low-income families whose incomes are the greater of the Poverty Guidelines as published and periodically updated by the Department of Health and Human Services or the 30 percent income limits calculated by HUD. Puerto Rico and other territories are specifically excluded from this adjustment.
There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states and the District of Columbia use the same poverty guidelines. The extremely low-income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very low-income limits. They are then compared to the appropriate poverty guideline and if the poverty guideline is higher, that value is chosen. If the poverty guideline is above the very low-income limit at that family size, the extremely low income limit is set at the very low income limit because the definition of extremely low income limits caps them at the very low-income levels.
Q6. Why am I unable to access the FY 2018 Income Limits Documentation System using a prior year bookmark, or using the results of web search? Using links from these methods generally result in broken webpages.
The income limits documentation calculates median family incomes and income limits for each area of the country; therefore, certain parameters must be set for these calculations to be performed correctly. Please access the FY 2018 Income Limits Documentation System using this link:
Median Family Incomes
Q7. How does HUD calculate median family incomes?
To calculate the FY 2018 median incomes, HUD uses 2015 ACS or PRCS median family incomes as the basis for FY 2018 medians for all areas designated as Fair Market Rent areas in the US and Puerto Rico. For FY 2018, HUD has updated its definition of statistical validity for ACS data. For an ACS estimate to be considered statistically valid, the estimate must have a margin of error less than half the size of the estimate and the estimate must be based on at least 100 observations. In areas where there is a statistically valid survey estimate using 2015 one-year ACS or PRCS data, that is used. If not, statistically valid 2015 five-year data is used. Where statistically valid five-year data is not available, HUD will average the minimally statistically valid income estimates from the previous three years of ACS or PRCS data. Minimal statistical validity is defined as those ACS estimates where the margin of error of the estimate is less than half the size of the estimate. ACS data from 2015, 2014, and 2013 will be evaluated to determine if it is minimally statistically valid. HUD averages the minimally statistically valid 5-year data which is adjusted to 2015 dollars using the national change in CPI between the ACS year of the data and 2015. For all places in the US and Puerto Rico: All estimates (using either one-year data or five-year data) are then trended from 2015 to the midpoint of FY 2018.
A Consumer Price Index (CPI) forecast as published by the Congressional Budget Office is used in the trend factor calculation to bring the 2015 ACS data forward to the middle of FY 2018.
For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2018 Median Family Income methodology document, at
Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2018 Income Limits Documentation System. This system is available at
Area Definitions:
Q8. Why do area definitions change for median incomes and income limits?
HUD follows Office of Management and Budget (OMB) definitions of metropolitan areas with some exceptions. In 2006, when HUD implemented the widespread area definition changes OMB made based on the 2000 Decennial Census, exceptions were made to the new OMB area definitions when FMR or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas (HMFA), which continue to exist today.
The FY 2018 MFIs and income limits are based on new metropolitan area definitions, defined by OMB using commuting relationships from the 2010 Decennial Census, as updated through 2015. While HUD has maintained its HMFA subareas, there is no longer the five percent FMR or median income test; all counties added to metropolitan areas will be an HMFA with rents and incomes based on their own county data, where available.
The disposition of all counties is shown in the Area Definitions report
Q9. What is the relationship between Fair Market Rent areas and Income Limit areas?
With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs (or 40th percentile rents for 50th percentile FMR areas) are needed for the calculation of some income limits; specifically, to determine high and low housing cost adjustments. Also, the two sets of area definitions are linked in statutory history. The exception to the similarity between Fair Market Rent areas and Income Limit areas is Rockland County, NY. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not.
Q10. What does the term “HMFA” mean?
HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined
metropolitan statistical area (MSA) is in the area to which the income limits (or FMRs)
apply. HUD is required by OMB to alter the name of metropolitan geographic entities it
derives from the MSAs when the geography is not the same as that established by OMB.
Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)
Q11. What are Multifamily Tax Subsidy Projects?
Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low-Income Housing Tax Credit projects under Section 42 of the Internal Revenue Code and multifamily projects funded by tax-exempt bonds under Section 142 (which generally also benefit from LIHTC). These projects may have special income limits established by statute so HUD publishes them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are,
Q12. How can 60 percent income limits be calculated?
For the Low-Income Housing Tax Credit program, users should refer to the FY 2018 Multifamily Tax Subsidy Project income limits available at
. The formula used to compute these income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the median family income; there are too many exceptions made to the arithmetic rule in computing income limits.
Q13. How are maximum rents for Low-Income Housing Tax Credit projects computed from the very low-income limits?
Please consult with the state housing financing agency that governs the tax credit project in question for a determination of official maximum rental rates. A list of state housing finance agencies can be found at
. The Low- Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.
The imputed income limitation (as defined in 26 U.S.C. Sec. 42(g)(2)) is 60 percent of the median income. A rent may not exceed 30 percent of this imputed income limitation under 26 U.S.C. Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very Low-Income Limits (VLILs) for the different household sizes according to the following table:
LIHTC Maximum Rent Derivation from HUD Very Low-Income Limits (VLILs)
Unit Size
0 Bedroom
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
50% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
3-Person VLIL
(4-Person VLIL + 5-Person VLIL)/2
6-Person VLIL
60% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
120% of 1-Person VLIL
120 % of [(1-Person VLIL + 2-Person VLIL)/2]
120% of 3-Person VLIL
120% of [(4-Person VLIL + 5-Person VLIL)/2]
120% of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per
bedroom.
Q14. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any project for residential rental property located in a rural area (as defined in section 520 of the Housing Act of 1949) use the maximum of the area median gross income or the national non-metropolitan median income. The FY 2018 non-metropolitan median income is:
$58,400 and the 1-8 person 50-percent income limits based on the non-metropolitan median income are listed below:
1 Person
2 Person
3 Person
4 Person
5 Person
6 Person
7 Person
8 Person
$20,450
$23,350
$26,300
$29,200
$31,550
$33,850
$36,200
$38,550
Query Tool
Data
FAQs
Effective 04/14/2017.
Access Individual Income Limits Areas
This system provides complete documentation of the development of the FY 2017 Income Limits (ILs) for
any area of the country selected by the user. Official ILs, available in pdf and excel formats at this link, may differ slightly from those calculated in the documentation system, and should be used for ALL official purposes.
NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this
system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity
bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at
Multifamily Tax Subsidy Project Income Limits
CBO CPI Forecast:
Please use the “Jan 2017” link under 10 year Economic Projections label, Use Tab “3. Fiscal Year”, Row 27 Consumer Price Index, All Urban Consumers (CPI-U) Column G (2017)
Access Individual Median Family Income Areas
This system provides complete documentation of the development of the FY 2017 Median Family Income (MFI) estimates for any area of the country
selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2017
MFIs were developed using data from the 2012 American Community Survey (ACS) data.
Income Limits
FY 2017 Income Limits Briefing Material in
pdf
Area Definition report in
pdf
Notice of FY 2017 Income Limits for the Public Housing and Section 8 Programs in
pdf
Tables for Section 8 Income Limits in
pdf
and
WORD
Data for Section 8 Income Limits in
MS EXCEL
Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits
Notice of FY 2017 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in
pdf
Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
pdf
Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
MS EXCEL
Median Family Incomes
Notice on Median Family Incomes for FY 2017, State Median Family Incomes in
pdf
State Income Limits and Median Family Incomes
To view the FY 2017 State 30%, 50% and 80% Income Limits (based on median family incomes without adjustments made to HUD Income Limits), please
click here
HUD 30% Income Limit for ALL Areas
These are 30% Income Limits, calculated with high and low housing cost adjustments, state non-metropolitan minimum but without the increases for poverty guidelines in the Section 8 Extremely Low Family Incomes
Tables for HUD 30% Income Limits (in
pdf
Tables for HUD 30% Income Limits (in
EXCEL
Income Limits
Q1. Income limits have fallen in my area but haven’t done so in the past, why did this happen?
Beginning with FY 2010 Income Limits, HUD eliminated its long standing “hold harmless” policy. HUD’s “hold harmless” policy maintained Section 8 income limits for certain areas at previously published levels when reductions would otherwise have resulted from changes in median family income (MFI) estimates, housing cost adjustment data, MFI update methodology, income limit methodology, or metropolitan area definitions. HUD eliminated the “hold harmless” policy to ensure better alignment
between an area’s most recent income experience and the income thresholds for housing assistance.
Furthermore, in an effort to minimize disruptions in the operation of the Section 8 Housing Choice Voucher (HCV) program, HUD instituted maximum thresholds for the amount income limits can change from year to year. The new policy limits annual increases in income limits to 5 percent or twice the change in the national median family income, whichever is greater. For the FY 2016 income limits, the cap is 5 percent. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.
Income Limits for rural housing programs will continue their current hold-harmless policy at the request of the Rural Housing Service, because these limits are based on area definitions and program rules specified by the Rural Housing Service of the Department of Agriculture. Income-based rents used in the HOME Investment Partnerships program (HOME) will also be held harmless.
Q2. Why don’t the income limits for my area reflect recent gains (or losses)?
Although HUD uses the most recent data available concerning local area incomes, there is still a lag between when the data are collected and when the data are available for use. For example, FY 2017 Income Limits are calculated using 2010-2014 5-year American Community Survey (ACS) data, and one-year 2014 data where possible. This is a two-year lag, so more current trends income trends are not available.
Q3. Why does my very low income limit not equal 50% of my median family income (MFI) (or my low-income limit not equal 80% of my MFI)?
There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. These exceptions are detailed in the
FY 2017 Income Limits Briefing Material
report,
. Please review this report and pay special attention to Attachments 3 and 4 that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 7) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to any area of the country, please see our FY 2016 Income Limits Documentation System. The documentation system is available at
. Once the area in question is selected, a summary of the area’s MFI, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
Q4. Why is the Extremely Low-Income Limit much higher than in the past and sometimes no different than the Very Low-Income Limit?
The Quality Housing and Work Responsibility Act of 1998 established a new income limit standard based on 30 percent of median family income (the extremely low income limits), which was to be adjusted for family size and for areas of unusually high or low family income. A statutory change was made in 1999 to clarify that these income limits should be tied to the Section 8 very low-income limits.
The Consolidated Appropriations Act, 2014 further modified and redefined these limits as Extremely Low Family income limits to ensure that these income limits would not fall below the poverty guidelines determined for each family size. Specifically, extremely low income families are defined to be very low-income families whose incomes are the greater of the Poverty Guidelines as published and periodically updated by the Department of Health and Human Services or the 30 percent income limits calculated by HUD. Puerto Rico and other territories are specifically excluded from this adjustment.
There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states and the District of Columbia use the same poverty guidelines. The extremely low income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very low-income limits. They are then compared to the appropriate poverty guideline and if the poverty guideline is higher, that value is chosen. If the poverty guideline is above the very low income limit at that family size, the extremely low income limit is set at the very low income limit because the definition of extremely low income limits caps them at the very low-income levels.
Median Family Incomes
Q5. How does HUD calculate median family incomes?
To calculate the FY 2017 MFI estimates, HUD incorporates 2010-2014 5-year ACS data. Specifically, for each metropolitan area, subarea of a metropolitan area, and non- metropolitan county, 2010-2014 5-year ACS data is used as the new basis for calculating MFI estimates. In areas where there is a valid 1-year ACS survey MFI result, HUD endeavors to use this data as well to take advantage of more recent survey information.
By using both the 5-year data and the 1-year data, where available, HUD is establishing a new basis for median family income estimates while also capturing the most recent information available.
After using the 2014 ACS income data, a Consumer Price Index (CPI) forecast as published by the Congressional Budget Office brings the 2014 ACS data forward to the middle of FY 2017.
For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2017 Income Limits Briefing Materials, Attachment 2 at
Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2017 Income Limits Documentation System. This system is available at the same web address.
Area Definitions:
Q6. Why do area definitions change for median incomes and income limits?
HUD follows Office of Management and Budget (OMB) definitions of metropolitan areas with some exceptions. In 2006, when HUD implemented the widespread area definition changes OMB made based on the 2000 Decennial Census, exceptions were made to the new OMB area definitions when FMR or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas (HMFA), which continue to exist today.
The FY 2017 MFIs and income limits are based on new metropolitan area definitions, based on the 2010 Decennial Census by OMB. While HUD has maintained its HMFA subareas, there is no longer the five percent FMR or MFI test; all counties added to metropolitan areas will be an HMFA with rents and incomes based on their own county data, where available. The disposition of all counties is shown in the Area Definitions report
Q7. What is the relationship between Fair Market Rent areas and Income Limit areas?
With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs (or 40th percentile rents for 50th percentile FMR areas) are needed for the calculation of some income limits; specifically, to determine high and low housing cost adjustments. Also, the two sets of area definitions are linked in statutory history. The exception to the similarity between Fair Market Rent areas and Income Limit areas is Rockland County, NY. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not.
Q8. What does the term “HMFA” mean?
HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined
core-based statistical area (CBSA) is in the area to which the income limits (or FMRs)
apply. HUD is required by OMB to alter the name of metropolitan geographic entities it
derives from the CBSAs when the geography is not the same as that established by OMB.
Q9. How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
The FY 2017 Income Limits Area Definitions report places a “CBSA” in front of those areas where all counties in the CBSA are used in the calculation; an “SA” is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA’s income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY 2017 Area Definitions report
Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)
Q10. What are Multifamily Tax Subsidy Projects?
Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low-Income Housing Tax Credit projects under Section 42 of the Internal Revenue Code and multifamily projects funded by tax-exempt bonds under Section 142 (which generally also benefit from LIHTC). These projects may have special income limits established by statute so HUD publishes them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are,
Q11. How can 60 percent income limits be calculated?
For the Low Income Housing Tax Credit program, users should refer to the FY 2017 Multifamily Tax Subsidy Project income limits available at
. The formula used to compute these income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits.
Q12. How are maximum rents for Low-Income Housing Tax Credit projects computed from the very low-income limits?
Please consult with the state housing financing agency that governs the tax credit project in question for a determination of official maximum rental rates. A list of state housing finance agencies can be found at
. The Low Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.
The imputed income limitation (as defined in 26 U.S.C. Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under
26 U.S.C. Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very Low Income Limits (VLILs) for the different household sizes according to the following table:
LIHTC Maximum Rent Derivation from HUD Very Low-Income Limits (VLILs)
Unit Size
0 Bedroom
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
50% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
3-Person VLIL
(4-Person VLIL + 5-Person VLIL)/2
6-Person VLIL
60% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
120% of 1-Person VLIL
120 % of [(1-Person VLIL + 2-Person VLIL)/2]
120% of 3-Person VLIL
120% of [(4-Person VLIL + 5-Person VLIL)/2]
120% of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per
bedroom.
Q14. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any project for residential rental property located in a rural area (as defined in section 520 of the Housing Act of 1949) use the maximum of the area median gross income or the national non-metropolitan median income. The FY 2017 non-metropolitan median income is:
$55,200 and the 1-8 person 50-percent income limits based on the non-metropolitan median income are listed below:
1 Person
2 Person
3 Person
4 Person
5 Person
6 Person
7 Person
8 Person
$19,300
$22,100
$24,850
$27,600
$29,800
$32,000
$34,200
$36,450
Query Tool
Data
FAQs
Effective 03/28/2016
Access Individual Income Limits Areas
This system provides complete documentation of the development of the FY 2016 Income Limits (ILs) for
any area of the country selected by the user. Official ILs, available in pdf and excel formats at this
link
, may differ slightly from those calculated in the documentation system, and should be used for ALL official purposes.
NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this
system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity
bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at
Multifamily Tax Subsidy Project Income Limits
CBO CPI Forecast:
Please use the “Jan 2016” link under 10 year Economic Projections label, Use Tab “3. Fiscal Year”, Row 27 Consumer Price Index, All Urban Consumers (CPI-U) Column G (2016)
Access Individual Median Family Income Areas
This system provides complete documentation of the development of the FY 2016 Median Family Income (MFI) estimates for any area of the country
selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2016
MFIs were developed using data from the 2012 American Community Survey (ACS) data.
Income Limits
FY 2016 Income Limits Briefing Material in
pdf
Area Definition report in
pdf
Notice of FY 2016 Income Limits for the Public Housing and Section 8 Programs in
pdf
Tables for Section 8 Income Limits in
pdf
Data for Section 8 Income Limits in
MS EXCEL
Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits
Notice of FY 2016 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in
pdf
Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
pdf
Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
MS
EXCEL
Median Family Incomes
Access Individual Median Family Income Areas
Notice on Median Family Incomes for FY 2016, State Median Family Incomes in
pdf
State Income Limits and Median Family Incomes
To view the FY 2016 State 30%, 50% and 80% Income Limits (based on median family incomes without adjustments made to HUD Income Limits), please
click here
HUD 30% Income Limit for ALL Areas
These are 30% Income Limits, calculated with high and low housing cost adjustments, state non-metropolitan minimum but without the increases for poverty guidelines in the Section 8 Extremely Low Family Incomes
Tables for HUD 30% Income Limits (in
pdf
Tables for HUD 30% Income Limits (in
EXCEL
State Map of Median Income and Income Limits
To view all Section 8 Income Limits and Median Family Incomes for a specific State, in
pdf
format, go to the map below and click on that State.
You can also use the Dropdown below:
Income Limits
Q1. Income limits have fallen in my area but haven’t done so in the past, why did this happen?
Beginning with FY 2010 Income Limits, HUD eliminated its long standing “hold harmless” policy. HUD’s “hold harmless” policy maintained Section 8 income limits for certain areas at previously published levels when reductions would otherwise have resulted from changes in median family income (MFI) estimates, housing cost adjustment data, MFI update methodology, income limit methodology, or metropolitan area definitions. HUD eliminated the “hold harmless” policy to ensure better alignment
between an area’s most recent income experience and the income thresholds for housing assistance.
Furthermore, in an effort to minimize disruptions in the operation of the Section 8 Housing Choice Voucher (HCV) program, HUD instituted maximum thresholds for the amount income limits can change from year to year. The new policy limits annual increases in income limits to 5 percent or twice the change in the national median family income, whichever is greater. For the FY 2016 income limits, the cap is 5 percent. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.
Income Limits for rural housing programs will continue their current hold-harmless policy at the request of the Rural Housing Service, because these limits are based on area definitions and program rules specified by the Rural Housing Service of the Department of Agriculture. Income-based rents used in the HOME Investment Partnerships program (HOME) will also be held harmless.
Q2. Why don’t the income limits for my area reflect recent gains (or losses)?
Although HUD uses the most recent data available concerning local area incomes, there is still a lag between when the data are collected and when the data are available for use. For example, FY 2016 Income Limits are calculated using 2009-2013 5-year American Community Survey (ACS) data. The effects of the recovery in local area incomes are most likely to be detected in 2012 and 2013, but this represents only 40 percent of the survey sample. In areas where there is sufficient sample for a one-year update, the 2013 data does generally show an increase in incomes.
Q3. Why does my very low income limit not equal 50% of my median family income (MFI) (or my low-income limit not equal 80% of my MFI)?
There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. These exceptions are detailed in the
FY 2016 Income Limits Briefing
Material report,
. Please review this report and pay special attention to Attachments 3 and 4 that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 7) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to any area of the country, please see our FY 2016 Income Limits Documentation System. The documentation system is available at
. Once the area in question is selected, a summary of the area’s MFI, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
Q4. Why is the Extremely Low-Income Limit much higher than in the past and sometimes no different than the Very Low-Income Limit?
The Quality Housing and Work Responsibility Act of 1998 established a new income limit standard based on 30 percent of median family income (the extremely low income limits), which was to be adjusted for family size and for areas of unusually high or low family income. A statutory change was made in 1999 to clarify that these income limits should be tied to the Section 8 very low-income limits.
The Consolidated Appropriations Act, 2014 further modified and redefined these limits as Extremely Low Family income limits to ensure that these income limits would not fall below the poverty guidelines determined for each family size. Specifically, extremely low income families are defined to be very low-income families whose incomes are the greater of the Poverty Guidelines as published and periodically updated by the Department of Health and Human Services or the 30 percent income limits calculated by HUD. Puerto Rico and other territories are specifically excluded from this adjustment.
There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states and the District of Columbia use the same poverty guidelines. The extremely low income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very low-income limits. They are then compared to the appropriate poverty guideline and if the poverty guideline is higher, that value is chosen. If the poverty guideline is above the very low income limit at that family size, the extremely low income limit is set at the very low income limit because the definition of extremely low income limits caps them at the very low-income levels.
Median Family Incomes
Q5. How does HUD calculate median family incomes?
To calculate the FY 2016 MFI estimates, HUD incorporates 2009-2013 5-year ACS data. Specifically, for each metropolitan area, subarea of a metropolitan area, and non- metropolitan county, 2009-2013 5-year ACS data is used as the new basis for calculating MFI estimates. In areas where there is a valid 1-year ACS survey MFI result, HUD endeavors to use this data as well to take advantage of more recent survey information.
By using both the 5-year data and the 1-year data, where available, HUD is establishing a new basis for median family income estimates while also capturing the most recent information available.
After using the 2013 ACS income data, a Consumer Price Index (CPI) forecast as published by the Congressional Budget Office brings the 2013 ACS data forward to the middle of FY 2016.
For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2016 Income Limits Briefing Materials, Attachment 2 at
Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2016 Income Limits Documentation System. This system is available at the same web address.
Area Definitions:
Q6. Why do area definitions change for median incomes and income limits?
HUD follows Office of Management and Budget (OMB) definitions of metropolitan
areas with some exceptions. In 2006, when HUD implemented the widespread area
definition changes OMB made based on the 2000 Decennial Census, exceptions were
made to the new OMB area definitions when FMR or MFI changes for new areas were
greater than five percent. HUD created exception subareas, called HUD Metro FMR
Areas (HMFA), which continue to exist today.
The FY 2016 MFIs and income limits are based on new metropolitan area definitions,
based on the 2010 Decennial Census by OMB. While HUD has maintained its HMFA
subareas, there is no longer the five percent FMR or MFI test; all counties added to
metropolitan areas will be an HMFA with rents and incomes based on their own county
data, where available. The disposition of all counties is shown in the Area Definitions
report
Q7. What is the relationship between Fair Market Rent areas and Income Limit areas?
With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs (or 40th percentile rents for 50th percentile FMR areas) are needed for the calculation of some income limits; specifically, to determine high and low housing cost adjustments. Also, the two sets of area definitions are linked in statutory history. The exception to the similarity between Fair Market Rent areas and Income Limit areas is Rockland County, NY. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not.
Q8. What does the term “HMFA” mean?
HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it
derives from the CBSAs when the geography is not the same as that established by OMB.
Q9. How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
The FY 2016 Income Limits Area Definitions report places a “CBSA” in front of those areas where all counties in the CBSA are used in the calculation; an “SA” is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA’s income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY 2015 Area Definitions report
Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)
Q10. What are Multifamily Tax Subsidy Projects?
Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low Income Housing Tax Credit projects under Section 42 of the Internal Revenue Code and multifamily projects funded by tax-exempt bonds under Section 142 (which generally also benefit from LIHTC). These projects may have special income limits established by statute so HUD has published them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are,
Q11. How can 60 percent income limits be calculated?
For the Low Income Housing Tax Credit program, users should refer to the FY 2016 Multifamily Tax Subsidy Project income limits available at
. The formula used to compute these income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits.
Q12. How are maximum rents for Low Income Housing Tax Credit projects computed from
the very low income limits?
Please consult with the state housing financing agency that governs the tax credit project in question for a determination of official maximum rental rates. A list of state housing finance agencies can be found at
. The Low Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.
The imputed income limitation (as defined in 26 U.S.C. Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under
26 U.S.C. Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very Low Income Limits (VLILs) for the different household sizes according to the following table:
LIHTC Maximum Rent Derivation from HUD Very Low Income Limits (VLILs)
Unit Size
0 Bedroom
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
50% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
3-Person VLIL
(4-Person VLIL + 5-Person VLIL)/2
6-Person VLIL
60% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
120% of 1-Person VLIL
120 % of [(1-Person VLIL + 2-Person VLIL)/2]
120% of 3-Person VLIL
120% of [(4-Person VLIL + 5-Person VLIL)/2]
120% of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per
bedroom.
Q13. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any project for residential rental property located in a rural area (as defined in section 520 of the Housing Act of 1949) use the maximum of the area median gross income or the national non-metropolitan median income. The FY 2016 non-metropolitan median income is:
$53,300 and the 1-8 person 50-percent income limits based on the non-metropolitan median income are listed below:
1 Person
2 Person
3 Person
4 Person
5 Person
6 Person
7 Person
8 Person
$18,650
$21,300
$24,000
$26,650
$28,800
$30,900
$33,050
$35,200
Query Tool
Data
FAQs
Access Individual Income Limits Areas
This system provides complete documentation of the development of the FY 2015 Income Limits (ILs) for
any area of the country selected by the user.
NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this
system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity
bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at
Multifamily Tax Subsidy Project Income Limits
Access Individual Median Family Income Areas
This system provides complete documentation of the development of the FY 2015 Median Family Income (MFI) estimates for any area of the country
selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2015
MFIs were developed using data from the 2011 American Community Survey (ACS) data.
Effective 03/06/2015
Revised Income Limits for San Jose-Sunnyvale-Santa Clara, CA were posted on March 10, 2015.
Income Limits
FY 2015 Income Limits Briefing Material in
pdf
Area Definition report in
pdf
Notice of FY 2015 Income Limits for the Public Housing and Section 8 Programs in
pdf
Tables for Section 8 Income Limits in
pdf
Data for Section 8 Income Limits in
MS EXCEL
Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits
Notice of FY 2015 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in
pdf
Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
pdf
and
MS WORD
Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
MS EXCEL
Median Family Incomes
Access Individual Median Family Income Areas
Notice on Median Family Incomes for FY 2015, State Median Family Incomes in
pdf
State Income Limits and Median Family Incomes
To view the FY 2015 State 30%, 50% and 80% Income Limits (based on median family incomes without adjustments made to HUD Income Limits), please
click here
HUD 30% Income Limit for ALL Areas
These are 30% Income Limits, calculated with high and low housing cost adjustments, state non-metropolitan minimum but without the increases for poverty guidelines in the Section 8 Extremely Low Family Incomes
Tables for HUD 30% Income Limits (in
pdf
Tables for HUD 30% Income Limits (in
EXCEL
State Map of Median Income and Income Limits
To view all Section 8 Income Limits and Median Family Incomes for a specific State, in
pdf
format, go to the map below and click on that State.
You can also use the Dropdown below:
Income Limits
Q1. Income limits have fallen in my area but haven’t done so in the past, why did this happen?
Beginning with FY 2010 Income Limits, HUD eliminated its long standing “hold harmless” policy. HUD’s “hold harmless” policy maintained Section 8 income limits for certain areas at previously published levels when reductions would otherwise have resulted from changes in median family income (MFI) estimates, housing cost adjustment data, MFI update methodology, income limit methodology, or metropolitan area definitions. HUD eliminated the “hold harmless” policy to ensure better alignment between an area’s most recent income experience and the income thresholds for housing assistance.
Furthermore, in an effort to minimize disruptions in the operation of the Section 8 Housing Choice Voucher (HCV) program, HUD instituted maximum thresholds for the amount income limits can change from year to year. The new policy limits annual increases in income limits to 5 percent or twice the change in the national median family income, whichever is greater. For the FY 2015income limits, the cap is 5.9 percent. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.
Income Limits for rural housing programs will continue their current hold-harmless policy at the request of the Rural Housing Service, because these limits are based on area definitions and program rules specified by the Rural Housing Service of the Department of Agriculture. Income-based rents used in the HOME Investment Partnerships program (HOME) will also be held harmless.
Q2. Why don’t the income limits for my area reflect recent gains (or losses)?
Although HUD uses the most recent data available concerning local area incomes, there is still a lag between when the data are collected and when the data are available for use. For example, FY 2015 Income Limits are calculated using 2008-2012 5-year American Community Survey (ACS) data. The effects of the recovery in local area incomes are most likely to be detected in 2012, but this represents only 20 percent of the survey sample. In areas where there is sufficient sample for a one-year update, the 2012 data does generally show an increase in incomes.
Q3. Why does my very low income limit not equal 50% of my median family income (MFI) (or my low-income limit not equal 80% of my MFI)?
There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high- income areas. These exceptions are detailed in the FY 2015Income Limits Briefing Material report, at the following site:
. Please review this report and pay special attention to Attachments 3 and 4 that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 7) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to any area of the country, please see our FY 2015 Income Limits Documentation System. The documentation system is available at:
. Once the area in question is selected, a summary of the area’s MFI, Very Low-Income, Extremely Low- Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
Q4. Why is the Extremely Low-Income Limit much higher than in the past and sometimes no different than the Very Low-Income Limit?
The Quality Housing and Work Responsibility Act of 1998 established a new income limit standard based on 30 percent of median family income (the extremely low income limits), which was to be adjusted for family size and for areas of unusually high or low family income. A statutory change was made in 1999 to clarify that these income limits should be tied to the Section 8 very low-income limits.
The Consolidated Appropriations Act, 2014 further modified and redefined these limits as Extremely Low Family income limits to ensure that these income limits would not fall below the poverty guidelines determined for each family size. Specifically, extremely low income families are defined to be very low-income families whose incomes are the greater of the Poverty Guidelines as published and periodically updated by the Department of Health and Human Services or the 30 percent income limits calculated by HUD. Puerto Rico and other territories are specifically excluded from this adjustment.
There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states and the District of Columbia use the same poverty guidelines. The extremely low income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very low- income limits. They are then compared to the appropriate poverty guideline and if the poverty guideline is higher, that value is chosen. If the poverty guideline is above the very low income limit at that family size, the extremely low income limit is set at the very low income limit because the definition of extremely low income limits caps them at the very low-income levels.
Median Family Incomes
Q5. How does HUD calculate median family incomes?
To calculate the FY 2015 MFI estimates, HUD incorporates 2008-2012 5-year ACS data. Specifically, for each metropolitan area, subarea of a metropolitan area, and non- metropolitan county, 2008-2012 5-year ACS data is used as the new basis for calculating MFI estimates. In areas where there is a valid 1-year ACS survey MFI result, HUD endeavors to use this data as well to take advantage of more recent survey information.
By using both the 5-year data and the 1-year data, where available, HUD is establishing a new basis for median family income estimates while also capturing the most recent information available.
After using the 2012 ACS income data, a Consumer Price Index (CPI) forecast as published by the Congressional Budget Office brings the 2012 ACS data forward to the middle of FY 2015.
For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2015 Income Limits Briefing Materials, Attachment 2 at the following web address:
Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2015 Income Limits Documentation System. This system is available at the same web address.
Area Definitions:
Q6. Why do area definitions change for median incomes and income limits?
HUD follows Office of Management and Budget (OMB) definitions of metropolitan areas with some exceptions. In 2006, when HUD implemented the widespread area definition changes OMB made based on the 2000 Decennial Census, exceptions were made to the new OMB area definitions when FMR or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas (HMFA), which continue to exist today.
Since 2006, OMB updated its metropolitan area definitions based on updated population counts and updated commuting data collected by the Census Bureau. There have been no significant changes in area definitions since the FY 2010 Income Limits. For a complete description of the area definitions as used in the FY 2015 Income Limits, please review the Area Definitions report:
The February 28, 2013, OMB Metropolitan Area definition update based on 2010 Decennial Census and ACS data has not been incorporated in the FMR process due to the timing of the release of these new definitions and the lack of availability of ACS data conforming to them. HUD will incorporate these new area definitions into the Proposed FY 2016 FMR calculations. Once accepted into the FMR process, the new area definitions will be incorporated into the 2016 Income Limits.
Q7. What is the relationship between Fair Market Rent areas and Income Limit areas?
With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs (or 40th percentile rents for 50th percentile FMR areas) are needed for the calculation of some income limits; specifically to determine high and low housing cost adjustments. Also, the two sets of area definitions are linked in statutory history. The two exceptions to the similarity between Fair Market Rent areas and Income Limit areas are Columbia, MD and Rockland County, NY. Due to historical precedent, independent FMRs are calculated for Columbia, MD, but income limits are not. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not.
Q8. What does the term “HMFA” mean?
HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it
derives from the CBSAs when the geography is not the same as that established by OMB.
Q9. How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
The FY 2015 Income Limits Area Definitions report places a “CBSA” in front of those areas where all counties in the CBSA are used in the calculation; an “SA” is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA’s income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY 2015Area Definitions report at:
Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)
Q10. What are Multifamily Tax Subsidy Projects?
Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low Income Housing Tax Credit projects under Section 42 of the I.R.S. Code and multifamily projects funded by tax-exempt bonds under Section 142 (which generally also benefit from LIHTC). These projects may have special income limits established by statute so HUD has published them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are,
Q11. How can 60 percent income limits be calculated?
For the Low Income Housing Tax Credit program, users should refer to the FY 2016 Multifamily Tax Subsidy Project income limits available at
. The formula used to compute these income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits.
Q12. How are maximum rents for Low-Income Housing Tax Credit projects computed from the very low-income limits?
Please consult with the state housing financing agency that governs the tax credit project in question for a determination of official maximum rental rates. A list of state housing finance agencies can be found at https://www.huduser.gov/lihtc/agency_list.htm. The Low Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.
The imputed income limitation (as defined in 26USC Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under 26USC Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very Low Income Limits (VLILs) for the different household sizes according to the following table:
LIHTC Maximum Rent Derivation from HUD Very Low-Income Limits (VLILs)
Unit Size
0 Bedroom
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
50% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
3-Person VLIL
(4-Person VLIL + 5-Person VLIL)/2
6-Person VLIL
60% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
120% of 1-Person VLIL
120 % of [(1-Person VLIL + 2-Person VLIL)/2]
120% of 3-Person VLIL
120% of [(4-Person VLIL + 5-Person VLIL)/2]
120% of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per
bedroom.
Q13. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any project for residential rental property located in a rural area (as defined in section 520 of the Housing Act of 1949) use the maximum of the area median gross income or the national non-metropolitan median income. The FY 2015 non-metropolitan median income is:
$54,100 and the 1-8 person 50% income limits based on the non-metropolitan median income are listed below:
1 Person
2 Person
3 Person
4 Person
5 Person
6 Person
7 Person
8 Person
18,950
$21,650
$24,350
$27,050
$29,200
$31,400
$33,550
$35,700
Query Tool
Data
FAQs
Access Individual Income Limits Areas
Revised for Extremely Low Income Limits, effective 07/01/2014
This system provides complete documentation of the development of the FY 2014 Income Limits (ILs) for any area of the country selected by the user.
Revised for Extremely Low Income Limits, effective 07/01/2014
NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this
system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity
bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at
Multifamily Tax Subsidy Project Income Limits
Access Individual Median Family Income Areas
This system provides complete documentation of the development of the FY 2014 Median Family Income (MFI) estimates for any area of the country
selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2014
MFIs were developed using data from the 2011 American Community Survey (ACS) data.
Effective 12/18/2013.
Revised for Extremely Low Income Limits, effective 07/01/2014.
Extremely Low Income Limits
Effective 07/01/2014
Table for Section 8 Extremely Low Income Limits in
pdf
and
MS WORD
Income Limits
FY 2014 Income Limits Briefing Material in
pdf
Revised for Extremely Low Income Limits, effective 07/01/2014
Area Definition
report
Notice of FY 2014 Income Limits for the Public Housing and Section 8 Programs in
pdf
Tables for Section 8 Income Limits in
pdf
and
MS WORD
Revised for Extremely Low Income Limits, effective 07/01/2014
Data for Section 8 Income Limits in
MS
EXCEL
Revised for Extremely Low Income Limits, effective 07/01/2014
Notice of FY 2014 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in
pdf
Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
pdf
and
MS WORD
Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
MS
EXCEL
Median Family Incomes:
Notice on Median Family Incomes for FY 2014, State Median Family Incomes in
pdf
State Income Limits and Median Family Incomes
To view the FY 2014 State Extremely Low (30%), Very Low (50%) and Low (80%) Income Limits, please
click here
State Map of Median Income and Income Limits
Revised for Extremely Low Income Limits, effective 07/01/2014
To view all Section 8 Income Limits and Median Family Incomes for a specific State, in
pdf
format, go to the map below and click on that State.
You can also use the Dropdown below:
Income Limits
Q1. Income limits have fallen in my area but haven’t done so in the past, why did this happen?
Beginning with FY 2010 Income Limits, HUD eliminated its long standing “hold harmless” policy. HUD’s “hold harmless” policy maintained Section 8 income limits for certain areas at previously published levels when reductions would otherwise have resulted from changes in median family income (MFI) estimates, housing cost adjustment data, MFI update methodology, income limit methodology, or metropolitan area definitions. HUD eliminated the “hold harmless” policy to ensure better alignment between an area’s most recent income experience and the income thresholds for housing assistance.
Furthermore, in an effort to minimize disruptions in the operation of the section 8 Housing Choice Voucher program, HUD instituted maximum thresholds for the amount income limits can change from year to year. The new policy limits annual increases in income limits to 5 percent or twice the change in the national median family income, whichever is greater. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.
Income Limits for rural housing programs will continue their current hold-harmless policy at the request of the Rural Housing Service, because these limits are based on area definitions and program rules specified by the Rural Housing Service of the Department of Agriculture. Income-based rents used in the HOME Investment Partnerships program (HOME) will also be held harmless.
Q2. Why don’t the income limits for my area reflect recent gains (or losses)?
Although HUD uses the most recent data available concerning local area incomes, there is still a lag between when the data are collected and when the data are available for use. For example, FY 2014 Income Limits are calculated using 2007-2011 5-year American Community Survey (ACS) data. The effects of the latest recession on local area incomes are most likely to be detected in 2011, but this represents only 20 percent of the survey sample. In areas where there is sufficient sample for a one-year update, the 2011 data does generally show a decline in incomes.
Q3. Why does my very low income limit not equal 50% of my median family income (MFI) (or my low-income limit not equal 80% of my MFI)?
There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. These exceptions are detailed in the FY 2014Income Limits Briefing Material report, at the following site:
Please review this report and pay special attention to Attachments 3 and 4 that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 7) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to any area of the country, please see our FY 2014 Income Limits Documentation System. The documentation system is available at:
. Once the area in question is selected, a summary of the area’s MFI, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
Median Family Incomes
Q4. How does HUD calculate median family incomes?
To calculate the FY 2014 MFI estimates, HUD incorporates 2007-2011 5-year ACS data. Specifically, for each metropolitan area, subarea of a metropolitan area, and non- metropolitan county, 2007-2011 5-year ACS data is used as the new basis for calculating MFI estimates. In areas where there is a valid 1-year ACS survey MFI result, HUD endeavors to use this data as well to take advantage of more recent survey information.
By using both the 5-year data and the 1-year data, where available, HUD is establishing a new basis for median family income estimates while also capturing the most recent information available.
After using the 2011 ACS income data, the Consumer Price Index (CPI) is used to update the 2011 data through the end of 2012. A trend factor is used to set the FY 2014 MFI estimate as of the mid-point of the fiscal year, or April 2014. This trend factor is based on the average annual change in incomes measured between 2006 and 2011 using the
1-year ACS. The new average annual trend factor is 0.98 percent.
For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2014 Income Limits Briefing Materials, Attachment 2 at the following web address:
Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2014 Income Limits Documentation System. This system is available at this web address:
Area Definitions
Q5. Why do area definitions change for median incomes and income limits?
HUD follows Office of Management and Budget (OMB) definitions of metropolitan areas with some exceptions. In 2006, when HUD implemented the widespread area definition changes OMB made based on the 2000 Decennial Census, exceptions were made to the new OMB area definitions when FMR or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas, which continue to exist today.
Since 2006, OMB updated its metropolitan area definitions based on updated population counts and updated commuting data collected by the Census Bureau. There have been no significant changes in area definitions since the FY 2010 Income Limits. For a complete description of the area definitions as used in the FY 2013 Income Limits, please review the Area Definitions report:
The February 28, 2013, OMB Metropolitan Area definition update based on 2010 Decennial Census and ACS data has not been incorporated in the FMR process due to the timing of the release of these new definitions and the lack of availability of ACS data conforming to them. HUD will work toward incorporating these new area definitions into the Proposed FY 2015 FMR calculations; however, this is dependent on the availability of ACS data conforming to the new area definitions.
Q6. What is the relationship between Fair Market Rent areas and Income Limit areas?
With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs (or 40th percentile rents for 50th percentile FMR areas) are needed for the calculation of some income limits; specifically to determine high and low housing cost adjustments. Also, the two sets of area definitions are linked in statutory history. The two exceptions to the similarity between Fair Market Rent areas and Income Limit areas are Columbia, MD and Rockland County, NY. Due to historical precedent, independent FMRs are calculated for Columbia, MD, but income limits are not. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not.
Q7. What does the term “HMFA” mean?
HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it
derives from the CBSAs when the geography is not the same as that established by OMB.
Q8. How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
The FY 2014 Income Limits Area Definitions report places a “CBSA” in front of those areas where all counties in the CBSA are used in the calculation; an “SA” is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA’s income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY 2014Area Definitions report at:
Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)
Q9. What are Multifamily Tax Subsidy Projects?
Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low Income Housing Tax Credit projects under Section 42 of the I.R.S. Code and multifamily projects funded by tax-exempt bonds under Section 142 (which generally also benefit from LIHTC). These projects may have special income limits established by statute so HUD has published them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are,
Q10. How can 60 percent income limits be calculated?
For the Low Income Housing Tax Credit program, users should refer to the FY 2014 Multifamily Tax Subsidy Project income limits available at
. The formula used to compute these income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits.
Q11. How are maximum rents for Low-Income Housing Tax Credit projects computed from the very low-income limits?
Please consult with the state housing financing agency that governs the tax credit project in question for a determination of official maximum rental rates. A list of state housing finance agencies can be found at https://www.huduser.gov/lihtc/agency_list.htm. The Low Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.
The imputed income limitation (as defined in 26USC Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under 26USC Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very Low Income Limits (VLILs) for the different household sizes according to the following table:
LIHTC Maximum Rent Derivation from HUD Very Low-Income Limits (VLILs)
Unit Size
0 Bedroom
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
50% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
3-Person VLIL
(4-Person VLIL + 5-Person VLIL)/2
6-Person VLIL
60% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
120% of 1-Person VLIL
120 % of [(1-Person VLIL + 2-Person VLIL)/2]
120% of 3-Person VLIL
120% of [(4-Person VLIL + 5-Person VLIL)/2]
120% of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per
bedroom.
Q12. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any project for residential rental property located in a rural area (as defined in section 520 of the Housing Act of 1949) use the maximum of the area median gross income or the national non-metropolitan median income. The FY 2014 non-metropolitan median income is:
$52,500.
Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)
Q13. What are the income limits that are used in certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005 (also based on the non-metropolitan median income of $52,500)?
The 1-8 Person 50% Income Limits are as follows:
1 Person
2 Person
3 Person
4 Person
5 Person
6 Person
7 Person
8 Person
$18,400
$21,000
$23,650
$26,250
$28,350
$30,450
$32,550
$34,650
Query Tool
Data
FAQs
The effective date is December 11, 2012.
Access Individual Income Limits Areas
This system provides complete documentation of the development of the FY 2013 Income Limits (ILs) for
any area of the country selected by the user. As in FY2012, Income Limits for the Section 8 program are no longer be subject to HUD's Hold Harmless Policy. Please refer to the following Federal Register Notice, available
here
, for more information.
NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this
system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at
Multifamily Tax Subsidy Project Income Limits
Access Individual Median Family Income Areas
This system provides complete documentation of the development of the FY 2013 Median Family Income (MFI) estimates for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2013 MFIs were developed using 5-year data from the 2010 American Community Survey (ACS) data.
Effective 12/11/2012.
Revised FY 2013 Data Published 12/11/2012, Supersedes Medians and Income Limits Posted on 12/4/2012 for All Areas.
Income Limits
FY 2013 Income Limits Briefing Material in
pdf
Area Definition
report
Notice of FY 2013 Income Limits for the Public Housing and Section 8 Programs in
pdf
Tables for Section 8 Income Limits in
pdf
and
MS WORD
Data for Section 8 Income Limits in
MS
EXCEL
Notice of FY 2013 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in
pdf
Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
pdf
and
MS WORD
Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
MS
EXCEL
Median Family Incomes:
Notice on Median Family Incomes for FY 2013, State Median Family Incomes in
pdf
State Income Limits and Median Family Incomes
To view the FY 2013 State Extremely Low (30%), Very Low (50%) and Low (80%) Income Limits, please
click here
State Map of Median Income and Income Limits
To view all Section 8 Income Limits and Median Family Incomes for a specific State, in
pdf
format, go to the map below and click on that State.
You can also use the Dropdown below:
Income Limits
Q1. Income limits have fallen in my area but haven’t done so in the past, why did this happen?
Beginning with FY 2010 Income Limits, HUD eliminated its long standing “hold harmless” policy. HUD’s “hold harmless” policy maintained Section 8 income limits for certain areas at previously published levels when reductions would otherwise have resulted from changes in median family income (MFI) estimates, housing cost adjustment data, MFI update methodology, income limit methodology, or metropolitan area definitions. HUD eliminated the “hold harmless” policy to ensure better alignment between an area’s most recent income experience and the income thresholds for housing assistance.
Furthermore, in an effort to minimize disruptions in the operation of the section 8 Housing Choice Voucher program, HUD instituted maximum thresholds for the amount income limits can change from year to year. The new policy limits annual increases in income limits to 5 percent or twice the change in the national median family income, whichever is greater. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.
Income Limits for rural housing programs will continue their current hold-harmless policy at the request of the Rural Housing Service, because these limits are based on area definitions and program rules specified by the Rural Housing Service of the Department of Agriculture. Income-based rents used in the HOME Investment Partnerships program (HOME) will also be held harmless.
Q2. Why don’t the income limits for my area reflect recent gains (or losses)?
Although HUD uses the most recent data available concerning local area incomes, there is still a lag between when the data are collected and when the data are available for use. For example, FY 2013 Income Limits are calculated using 2006-2010 5-year American Community Survey (ACS) data. The effects of the latest recession on local area incomes are most likely to be detected in 2010, but this represents only 20 percent of the survey sample. In areas where there is sufficient sample for a one-year update, the 2010 data does generally show a decline in incomes.
Q3. Why does my very low income limit not equal 50% of my median family income (MFI) (or my low-income limit not equal 80% of my MFI)?
There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high­income areas. These exceptions are detailed in the FY 2013Income Limits Briefing Material report, at the following site:
Please review this report and pay special attention to Attachments 3 and 4 that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 7) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to any area of the country, please see our FY 2013 Income Limits Documentation System. The documentation system is available at:
. Once the area in question is selected, a summary of the area’s MFI, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
Median Family Incomes
Q4. How does HUD calculate median family incomes?
To calculate the FY 2013 MFI estimates, HUD incorporates 2006-2010 5-year ACS data. Specifically, for each metropolitan area, subarea of a metropolitan and non-metropolitan county, 5-year ACS data is used as the new basis for calculating MFI estimates. In areas where there is a valid 1-year ACS survey MFI result, HUD endeavors to use this data as well to take advantage of more recent survey information. By using both the 5-year data and the 1-year data, where available, HUD is establishing a new basis for median family income estimates while also capturing the most recent information available.
After using the 2010 ACS income data, the Consumer Price Index (CPI) is used to update the 2010 data through the end of 2011. A trend factor is used to set the FY 2013 MFI estimate as of the mid-point of the fiscal year, or April 2013. This trend factor is based on the average annual change in incomes measured between 2005 and 2010 using the 1 year ACS. Previously, the trend factor was based on income data from 1990 to 2000, as measured by the decennial census. The new average annual trend factor is 1.67 percent, compared with the 3.0 percent used in FY 2012. Area rents at the 40th percentile are used for high housing cost determinations. These 40th percentile rents are equivalent to Fair Market Rents (FMRs) except in areas where the 50th percentile FMR is used. There was only a minor change in the area definitions, to include a new town in the Portland, ME metropolitan area.
For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2013 Income Limits Briefing Materials, Attachment 2 at the following web address:
Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2013 Income Limits Documentation System. This system is available at this web address:
Area Definitions:
Q5. Why do area definitions change for median incomes and income limits?
HUD follows Office of Management and Budget (OMB) definitions of metropolitan areas with some exceptions. In 2006, when HUD implemented the widespread area definition changes OMB made based on the 2000 Decennial Census, exceptions were made to the new OMB area definitions when FMR or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas, which continue to exist today.
Since 2006, OMB updated its metropolitan area definitions based on updated population counts and updated commuting data collected by the Bureau of the Census. There have been no significant changes in area definitions since the FY 2010 Income Limits. For a complete description of the area definitions a used in the FY 2013 Income Limits, please review the Area Definitions report:
Q6. What is the relationship between Fair Market Rent areas and Income Limit areas?
With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs are needed for the calculation of some income limits; specifically to determine high and low housing cost adjustments. Also, the two sets of area definitions are linked in statutory history. The two exceptions to the similarity between Fair Market Rent areas and Income Limit areas are Columbia, MD and Rockland County, NY. Due to historical precedent, independent FMRs are calculated for Columbia, MD, but income limits are not. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not. Furthermore, depending on when OMB releases new area definitions, HUD may be able to incorporate these changes into income limits before they are implemented into FMRs.
Q7. What does the term “HMFA” mean?
HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it
derives from the CBSAs when the geography is not the same as that established by OMB.
Q8. How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
FY 2013 Income Limits Area Definitions report places a “CBSA” in front of those areas where all counties in the CBSA are used in the calculation; an “SA” is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA’s income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY 2013 Area Definitions report at:
Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)
Q9. What are Multifamily Tax Subsidy Projects?
Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low Income Housing Tax Subsidy projects under Section 42 of the I.R.S. Code and multifamily projects funded by tax-exempt bonds under Section 142. These projects may have special income limits so HUD has published them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are:
Q10. How can 60 percent income limits be calculated?
For the Low Income Housing Tax Credit program, users should refer to the FY 2013 Multifamily Tax Subsidy Project income limits available at
. The formula used to compute these income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits.
Q11. How are maximum rents for Low-Income Housing Tax Credit projects computed from the very low-income limits?
Please consult with the state housing financing agency that governs the tax credit project in question for a determination of official maximum rental rates. A list of state housing finance agencies can be found at https://www.huduser.gov/lihtc/agency_list.htm. The Low Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.
The imputed income limitation (as defined in 26USC Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under 26USC Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very Low Income Limits (VLILs) for the different household sizes according to the following table:
LIHTC Maximum Rent Derivation from HUD Very Low-Income Limits (VLILs)
Unit Size
0 Bedroom
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
50% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
3-Person VLIL
(4-Person VLIL + 5-Person VLIL)/2
6-Person VLIL
60% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
120% of 1-Person VLIL
120 % of [(1-Person VLIL + 2-Person VLIL)/2]
120% of 3-Person VLIL
120% of [(4-Person VLIL + 5-Person VLIL)/2]
120% of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per
bedroom.
Q12. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any project for residential rental property located in a rural area (as defined in section 520 of the Housing Act of 1949) use the maximum of the area median gross income or the national non-metropolitan median income. The FY 2013 non-metropolitan median income is:
$52,400.
GO Zones
Q13. What are the income limits that are used in certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005 (also based on the non-metropolitan median income of
$52,400)?
The 1-8 Person 50% Income Limits are as follows:
1 Person
2 Person
3 Person
4 Person
5 Person
6 Person
7 Person
8 Person
$18,350
$20,950
$23,600
$26,200
$28,300
$30,400
$32,500
$34,600
Query Tool
Data
FAQs
Access Individual Income Limits Areas
This system provides complete documentation of the development of the FY 2012 Income Limits (ILs) for
any area of the country selected by the user. As in FY2011, Income Limits for the
Section 8 program are no longer be subject to HUD's Hold Harmless Policy. Please refer to the following Federal Register Notice, available
here
, for more information.
NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this
system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity
bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at
Multifamily Tax Subsidy Project Income Limits
Access Individual Median Family Income Areas
This system provides complete documentation of the development of the FY 2012 Median Family Income (MFI) estimates for any area of the country
selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2012
MFIs were developed using 5-year data from the 2009 American Community Survey (ACS) data.
Income Limits
FY 2012 Income Limits Briefing Material in
pdf
Area Definition
report
Notice of FY 2012 Income Limits for the Public Housing and Section 8 Programs in
pdf
Tables for Section 8 Income Limits in
pdf
and
MS WORD
Data for Section 8 Income Limits in
MS
EXCEL
Notice of FY 2012 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in
pdf
Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
pdf
and
MS WORD
Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in
MS
EXCEL
Median Family Incomes:
Notice on Median Family Incomes for FY 2012,
State Median Family Incomes in
pdf
State Income Limits and Median Family Incomes
To view the FY 2012 State Extremely Low (30%), Very Low (50%) and Low (80%) Income Limits, please
click here
State Map of Median Income and Income Limits
To view all Section 8 Income Limits and Median Family Incomes for a specific State, in
pdf
format, go to the map below and click on that State.
You can also use the Dropdown below:
Income Limits
Q1. Income limits have fallen in my area but haven’t done so in the past, why did this happen?
Beginning with FY 2010 Income Limits, HUD eliminated its long standing “hold harmless” policy. HUD’s “hold harmless” policy maintained Section 8 income limits for certain areas at previously published levels when reductions would otherwise have resulted from changes in median family income (MFI) estimates, housing cost adjustment data, MFI update methodology, income limit methodology, or metropolitan area definitions. HUD eliminated the “hold harmless” policy to ensure better alignment between an area’s most recent income experience and the income thresholds for housing assistance.
Furthermore, in an effort to minimize disruptions in the operation of the section 8 Housing Choice Voucher program, HUD instituted maximum thresholds for the amount income limits can change from year to year. The new policy limits annual increases in income limits to 5 percent or twice the change in the national median family income, whichever is greater. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.
HOME Investment Partnerships program (HOME) rents, based in part on HUD Section 8 Income Limits, will continue to be held harmless and income limits for rural housing programs will continue their current hold-harmless policy at the request of the Rural Housing Service, because these limits are based on area definitions and program rules specified by the Rural Housing Service of the Department of Agriculture.
Q2. Given the recession that our area has experienced in recent years, why have income limits increased?
Although HUD uses the most recent data available concerning local area incomes, there is still a lag between when the data are collected and when the data are available for use. For example, FY 2012 Income Limits are calculated using 2005-2009 5-year American Community Survey (ACS) data. The effects of the latest recession on local area incomes are most likely to be detected in 2009, but this represents only 20 percent of the survey sample. In areas where there is sufficient sample for a one-year update, the 2009 data does generally show a decline in incomes.
Q3. Why does my very low income limit not equal 50% of my median family income (MFI) (or my low-income limit not equal 80% of my MFI)?
There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high- income areas. These exceptions are detailed in the FY 2012 Income Limits Briefing Material report, at the following site:
Please review this report and pay special attention to Attachments 3 and 4 that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 7) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to any area of the country, please see our FY 2012 Income Limits Documentation System. The documentation system is available at:
. Once the area in question is selected, a summary of the area’s MFI, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
Median Family Incomes
Q4. How does HUD calculate median family incomes?
To calculate the FY 2012 MFI estimates, HUD incorporates 2005-2009 5-year ACS data. Specifically, for each metropolitan area, subarea of a metropolitan and non-metropolitan county, 5-year ACS data is used as the new basis for calculating MFI estimates. HUD is incorporating the 5-year data in this way to eliminate the reliance on the data collected during the 2000 Decennial Census as it is more than a decade old. In areas where there is a valid 1-year ACS survey MFI result, HUD endeavors to use this data as well to take advantage of more recent survey information. By using both the 5-year data and the 1- year data, where available, HUD is establishing a new basis for median family income estimates while also capturing the most recent information available.
This ACS data was also used for the FY 2011 MFI estimates. The FY 2012 MFI estimates vary from the FY 2011 MFI in that HUD uses an additional year of CPI and updated FY 2012 Fair Market Rents (FMRs) for high housing cost determinations. Area definitions were not changed.
For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2012 Income Limits Briefing Materials, Attachment 2 at the following web address:
. Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2012 Income Limits Documentation System. This system is available at this web address:
Area Definitions
Q5. Why do area definitions change for median incomes and income limits?
HUD follows Office of Management and Budget (OMB) definitions of metropolitan areas with some exceptions. In 2006, when HUD implemented the widespread area definition changes OMB made based on the 2000 Decennial Census, exceptions were made to the new OMB area definitions when FMR or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas, which continue to exist today.
Since 2006, OMB updated its metropolitan area definitions based on updated population counts and updated commuting data collected by the Bureau of the Census. There have been no changes in area definitions since the FY 2010 Income Limits. For a complete description of the area definitions a used in the FY 2012 Income Limits, please review the Area Definitions report:
Q6. What is the relationship between Fair Market Rent areas and Income Limit areas?
With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs are needed for the calculation of some income limits; specifically to determine high and low housing cost adjustments.
Also, the two sets of area definitions are linked in statutory history. The two exceptions to the similarity between Fair Market Rent areas and Income Limit areas are Columbia, MD and Rockland County, NY. Due to historical precedent, independent FMRs are calculated for Columbia, MD, but income limits are not. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not. Furthermore, depending on when OMB releases new area definitions, HUD may be able to incorporate these changes into income limits before they are implemented into FMRs.
Q7. What does the term “HMFA” mean?
HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it
derives from the CBSAs when the geography is not the same as that established by OMB.
Q8. How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
The FY 2012 Income Limits Area Definitions report places a “CBSA” in front of those areas where all counties in the CBSA are used in the calculation; an “SA” is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA’s income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY 2012 Area Definitions report at:
Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)
Q9. What are Multifamily Tax Subsidy Projects?
Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low Income Housing Tax Subsidy projects under Section 42 of the I.R.S. Code and multifamily projects funded by tax-exempt bonds under Section 142. These projects may have special income limits so HUD has published them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are:
Q10. How can 60 percent income limits be calculated?
For the Low Income Housing Tax Credit program, users should refer to the FY 2012 Multifamily Tax Subsidy Project income limits available at
. The formula used to compute these income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits.
Q11. How are maximum rents for Low-Income Housing Tax Credit projects computed from the very low-income limits?
Please consult with the state housing financing agency that governs the tax credit project in question for a determination of official maximum rental rates. A list of state housing finance agencies can be found at https://www.huduser.gov/lihtc/agency_list.htm. The Low Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.
The imputed income limitation (as defined in 26USC Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under 26USC Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very Low Income Limits (VLILs) for the different household sizes according to the following table:
LIHTC Maximum Rent Derivation from HUD Very Low-Income Limits (VLILs)
Unit Size
0 Bedroom
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
50% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
3-Person VLIL
(4-Person VLIL + 5-Person VLIL)/2
6-Person VLIL
60% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
120% of 1-Person VLIL
120 % of [(1-Person VLIL + 2-Person VLIL)/2]
120% of 3-Person VLIL
120% of [(4-Person VLIL + 5-Person VLIL)/2]
120% of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per
bedroom.
Q12. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any project for residential rental property located in a rural area (as defined in section 520 of the Housing Act of 1949) use the maximum of the area median gross income or the national non-metropolitan median income. The FY 2012 non-metropolitan median income is:
$52,400.
GO Zones
13. What are the income limits that are used in certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005 (also based on the non-metropolitan median income of $52,400)?
The 1-8 Person 50% Income Limits are as follows:
1 Person
2 Person
3 Person
4 Person
5 Person
6 Person
7 Person
8 Person
$18,350
$20,950
$23,600
$26,200
$28,300
$30,400
$32,500
$34,600
Query Tool
Data
FAQs
Access Individual Income Limits Areas
This system provides complete documentation of the development of the FY 2011 Income Limits (ILs) for
any area of the country selected by the user. New for FY 2011, all areas of the country are rebenchmarked using 5-year data from the
2009 American Community Survey (ACS). The tables on the summary page include links to complete detail on how the data were developed. As in FY2010, Income Limits for the
Section 8 program are no longer be subject to HUD's Hold Harmless Policy. Please refer to the following Federal Register Notice, available at, for more information.
NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this
system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity
bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at
Multifamily Tax Subsidy Project Income Limits
Access Individual Median Family Income Areas
This system provides complete documentation of the development of the FY 2011 Median Family Income (MFI) estimates for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2011 MFIs were developed using 5-year data from the 2009 American Community Survey (ACS) data.
Effective May 31, 2011
Income Limits for New York, NY HMFA were updated on June 1, 2011 to correct an error.
The following areas were revised on June 30, 2011:
California – Oakland-Fremont; Oxnard-Thousand Oaks-Ventura; Riverside-San Bernardino-Ontario; San Diego-Carlsbad-San Marcos; Santa Barbara-Santa Maria-Goleta; Santa Rosa- Petaluma.
Colorado – Pitkin County, CO.
Florida – West Palm Beach-Boca Raton
Massachusetts – Dukes County; Nantucket County.
New York – Nassau-Suffolk.
Puerto Rico – Arecibo; Barranquitas-Aibonito-Quebradillas; Fajardo; Mayaguez; Yauco; Puerto Rico HUD Nonmetro area.
Median Family Incomes:
Notice on Estimated Median Family Income For FY 2011, State Median Family Incomes in
pdf
Income Limits
FY 2011 Income Limits Briefing Material in
pdf
Income Limits Area Definition in
pdf
Transmittal Notice of FY 2011 Income Limits for the Public Housing and Section 8 Programs in
pdf
Tables for Section 8 Program in
pdf
and
MS WORD
Data for Section 8 Income Limits in
MS
EXCEL
Transmittal Notice of FY 2011 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in
pdf
Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in
pdf
and
MS WORD
Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in
MS
EXCEL
State Income Limits and Median Family Incomes
To view the FY 2011 State Extremely Low (30%), Very Low (50%) and Low (80%) Income Limits, please
click here
State Map of Median Income and Income Limits
To view all Section 8 Income Limits and Median Family Incomes for a specific State, in
pdf
format, go to the map below and click on that State.
You can also use the Dropdown below:
Incomes limits have fallen in my area but haven’t done so in the past, why did this happen?
Given the recession that our area has experienced in recent years, why have income limits increased?
Why does my very low income limit not equal 50% of my median family income (MFI) (or my low-income limit not equal 80% of my MFI)?
How does HUD calculate median family incomes?
Why do area definitions change for MFI and income limits?
What is the relationship between Fair Market Rent areas and Income Limit areas?
What does the term “HMFA” mean?
How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
What are Multifamily Tax Subsidy Projects?
How can 60 percent income limits be calculated?
How are maximum rents for Low Income Housing Tax Credit projects computed from the very low income limits?
What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
What is are the income limits used for certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005 (also based on the non-metropolitan median income of $51,600)?
Incomes limits have fallen in my area but haven’t done so in the past, why did this happen?
: Beginning with FY 2010 Income Limits, HUD eliminated its long standing “hold harmless” policy. HUD’s “hold harmless” policy maintained Section 8 income limits for certain areas at previously published levels when reductions would otherwise have resulted from changes in median family income (MFI) estimates, housing cost adjustment data, MFI update methodology, income limit methodology, or metropolitan area definitions. HUD eliminated the “hold harmless” policy to ensure better alignment between an area’s most recent income experience and the income thresholds for housing assistance.
Furthermore, in an effort to minimize disruptions in the operation of the section 8 Housing Choice Voucher program, HUD instituted maximum thresholds for the amount income limits can change from year to year. The new policy limits annual increases in income limits to 5 percent or twice the change in the national median family income, whichever is greater. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.
HOME Investment Partnerships program (HOME) rents, based in part on HUD Section 8 Income Limits, will continue to be held harmless and income limits for rural housing programs will continue their current hold-harmless policy at the request of the Rural Housing Service, because these limits are based on area definitions and program rules specified by the Rural Housing Service of the Department of Agriculture.
Given the recession that our area has experienced in recent years, why have income limits increased?
: Although HUD uses the most recent data available concerning local area incomes, there is still a lag between when the data are collected and when the data are available for use. For example, FY 2011 Income Limits are calculated using 2005-2009 5-year American Community Survey (ACS) data. The effects of the latest recession on local area incomes are most likely to be detected in 2009, but this represents only 20 percent of the survey sample. In areas where there is sufficient sample for a one-year update, the 2009 data does generally show a decline in incomes.
Why does my very low income limit not equal 50% of my median family income (MFI) (or my low-income limit not equal 80% of my MFI)?
: There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. These exceptions are detailed in the FY 2011 Income Limits Briefing Material report, at
this site
Please review this report and pay special attention to Attachments 3 and 4 that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 7) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to any area of the country, please see our FY 2011 Income Limits Documentation System. The documentation system is available at: https://www.huduser.gov/portal/datasets/il.html#2011. Once the area in question is selected, a summary of the area’s MFI, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
Median Family Incomes
How does HUD calculate median family incomes?
: To calculate the FY 2011 MFI estimates, HUD incorporates 2005-2009 5-year ACS data. Specifically, for each metropolitan area, subarea of a metropolitan and non-metropolitan county, 5-year ACS data is used as the new basis for calculating MFI estimates. HUD is incorporating the 5-year data in this way to eliminate the reliance on the data collected during the 2000 Decennial Census as it is more than a decade old. In areas where there is a valid 1-year ACS survey MFI result, HUD endeavors to use this data as well to take advantage of more recent survey information. By using both the 5-year data and the 1-year data, where available, HUD is establishing a new basis for median family income estimates while also capturing the most recent information available.
For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2011 Income Limits Briefing Materials, Attachment 2 at the following web address:
. Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2011 Income Limits Documentation System. This system is available at this web address:
Area Definitions
Why do area definitions change for MFI and income limits?
: HUD follows Office of Management and Budget (OMB) definitions of metropolitan areas with some exceptions. In 2006, when HUD implemented the widespread area definition changes OMB made based on the 2000 Decennial Census, exceptions were made to the new OMB area definitions when Fair Market Rent (FMR) or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas, which continue to exist today.
Since 2006, OMB updated its metropolitan area definitions based on updated population counts and updated commuting data collected by the Bureau of the Census. For the FY 2011 Income Limits OMB made no changes and so there are no changes in area definitions, compared with the area definition used for FY 2010 Income Limits. For a complete description of the area definitions a used in the FY 2011Income Limits, please review the FY 2010 Income Limits Area Definitions report:
What is the relationship between Fair Market Rent areas and Income Limit areas?
: With minor exceptions, Fair Market Rent areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs are needed for the calculation of some income limits; specifically to determine high and low housing cost adjustments. Also, the two sets of area definitions are linked in statutory history. The two exceptions to the similarity between Fair Market Rent areas and Income Limit areas are Columbia, MD and Rockland County, NY. Due to historical precedent, independent FMRs are calculated for Columbia, MD, but income limits are not. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not. Furthermore, depending on when OMB releases new area definitions, HUD may be able to incorporate these changes into income limits before they are implemented into FMRs.
What does the term “HMFA” mean?
: HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the CBSAs when the geography is not the same as that established by OMB.
How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
: The FY 2011 Income Limits Area Definitions report places a “CBSA” in front of those areas where all counties in the CBSA are used in the calculation; an “SA” is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA’s income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY 2011 Income Limits Area Definitions report at:
Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC))
What are Multifamily Tax Subsidy Projects?
: Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low Income Housing Tax Subsidy projects under Section 42 of the I.R.S. Code and multifamily projects funded by tax-exempt bonds under Section 142. These projects may have special income limits so HUD has published them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are:
10
How can 60 percent income limits be calculated?
: For the Low Income Housing Tax Credit program, users should refer to the FY 2011 Multifamily Tax Subsidy Project income limits available at
. The formula used to compute these income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits.
11
How are maximum rents for Low Income Housing Tax Credit projects computed from the very low income limits?
: Please consult with the state housing financing agency that governs the tax credit project in question for a determination of official maximum rental rates. A list of state housing finance agencies can be found
. The Low Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.
The imputed income limitation (as defined in 26USC Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under 26USC Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very Low Income Limits (VLILs) for the different household sizes according to the following table:
LIHTC Maximum Rent Derivation from HUD Very Low Income Limits (VLILs)
Unit Size
0 Bedroom
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
50% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
3-Person VLIL
(4-Person VLIL + 5-Person VLIL)/2
6-Person VLIL
60% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
120% of 1-Person VLIL
120 % of [(1-Person VLIL + 2-Person VLIL)/2]
120% of 3-Person VLIL
120 % of [(4-Person VLIL + 5-Person VLIL)/2]
120 % of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per bedroom.
12
What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
: Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any project for residential rental property located in a rural area (as defined in section 520 of the Housing Act of 1949) use the maximum of the area median gross income or the national non-metropolitan median income. The FY 2011 non-metropolitan median income is: $51,600.
GO Zones:
13
13. What is are the income limits used for certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005 (also based on the non-metropolitan median income of $51,600)?
: The 1-8 Person 50% Income Limits are as follows:
1 Person
2 Person
3 Person
4 Person
5 Person
6 Person
7 Person
8 Person
$18,050
$20,650
$23,200
$25,800
$27,850
$29,950
$32,000
$34,050
Query Tool
Data
FAQs
The effective date is May 14, 2010.
Access Individual Income Limits Areas
This system provides complete documentation of the development of the FY 2010 Income Limits (ILs) for
any area of the country selected by the user. After selecting the desired geography,
the user is provided a page containing a summary of how the final FY 2010 ILs were
updated and developed starting with the 2000 Census benchmark and including update factors from 2008 American Community Survey (ACS) data.
The tables on the summary page include links to complete detail on how the data were developed. New for FY2010, Income Limits for the
Section 8 program will no longer be subject to HUD's Hold Harmless Policy. Please refer to the following Federal Register Notice, available at
, for more information.
NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this
system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at
Multifamily Tax Subsidy Project Income Limits
Access Individual Median Family Income Areas
This system provides complete documentation of the development of the FY 2010 Median Family Income (MFI) estimates for any area of the country
selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2010
MFIs were developed starting with the 2000 Census benchmark and including update factors calculated from 2008 American Community Survey (ACS) data.
Median Family Incomes:
Notice on Estimated Median Family Income For FY 2010,
State Median Family Incomes in
pdf
Tables for 1999 and Estimated FY 2010 Decile Distributions by Area in
pdf
and
MS WORD
Income Limits
FY 2010 Income Limits Briefing Material in
pdf
Income Limits Area Definition in
pdf
Transmittal Notice of FY 2010 Income Limits for the Public Housing and Section 8 Programs in
pdf
Tables for Section Program in
pdf
and
MS WORD
Data for Section 8 Income Limits in
MS
EXCEL
Transmittal Notice of FY 2010 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in
pdf
Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in
pdf
and
MS WORD
State Income Limits and Median Family Incomes
To view the FY 2010 State Extremely Low (30%), Very Low (50%) and Low (80%) Income Limits, please
click here
State Map of Median Income and Income Limits
To view all Section 8 Income Limits and Median Family Incomes for a specific State, in
pdf
format, go to the map below and click on that State.
You can also use the Dropdown below:
Incomes limits have fallen in my area but haven’t done so in the past, why did this happen?
Given the recession that our area has experienced in recent years, why have income limits increased?
Why does my very low income limit not equal 50% of my median family income (MFI) (or my low-income limit not equal 80% of my MFI)?
How does HUD update median family incomes?
Why do area definitions change for the income limits and median family income estimates?
What is the relationship between Fair Market Rent areas and Income Limit areas?
What does the term "HMFA" mean?
How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
What are Multifamily Tax Subsidy Projects?
How can 60 percent income limits be calculated?
How are Low Income Housing Tax Credit maximum rents computed from the very low income limits?
What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
What is are the income limits used for certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005 (also based on the non-metropolitan median income of $51,600)?
Incomes limits have fallen in my area but haven’t done so in the past, why did this happen?
: Beginning with FY 2010 Income Limits, HUD has eliminated its long standing "hold harmless" policy. HUD’s "hold harmless" policy maintained Section 8 income limits for certain areas at previously published levels when reductions would otherwise have resulted from changes in median family income estimates, housing cost adjustment data, median family income update methodology, income limit methodology, or metropolitan area definitions. HUD eliminated the "hold harmless" policy to ensure better alignment between an area’s most recent income experience and the income thresholds for housing assistance.
Furthermore, in an effort to minimize disruptions in the operation of the section 8 Housing Choice Voucher program, HUD has instituted maximum thresholds for the amount income limits can change from year to year. The new policy limits annual increases in income limits to 5 percent or twice the change in the national median family income, whichever is greater. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.
Notice of this change can be found in the Federal Register notices of September 14, 2009, and October 7, 2009, that solicited public comments on HUD’s proposal to discontinue its "hold harmless" policy and the Federal Register notice of May 17, 2010
discussing the submitted comments. HOME Investment Partnerships program (HOME) rents, based in part on HUD Section 8 Income Limits, will continue to be held harmless and income limits for rural housing programs will continue their current hold-harmless policy at the request of the Rural Housing Service, because these limits are based on area definitions and program rules specified by the Rural Housing Service of the Department of Agriculture.
Subsequent to the publication of the Federal Register Notice announcing the discontinuation of the "hold-harmless" policy, HUD received a request to hold rents harmless for the FDIC programs. HUD has complied with this request and has issued tables to FDIC with rents that do not decline.
Given the recession that our area has experienced in recent years, why have income limits increased?
: Although HUD uses the most recent data available concerning local area incomes, there is still a lag between when the data are collected and when the data are available for use. For example, FY2010 Income Limits are calculated using 2006-2008 3-year American Community Survey (ACS) data. These data were collected between 2005 and 2008. The effects of the latest recession on local area incomes are most likely to be detected in subsequent ACS years.
Why does my very low income limit not equal 50% of my median family income (MFI) (or my low-income limit not equal 80% of my MFI)?
: There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. These exceptions are detailed in the FY 2010 Income Limits Briefing
Material
report, at the following site:
Please review this report and pay special attention to Attachments 3 and 4 that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 7) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to any area of the country, please see our FY2010 Income Limits Documentation System. The documentation system is available at:
. Once the area in question is selected, a summary of the area’s median family income estimate, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
Median Family Incomes
How does HUD update median family incomes?
: The FY 2010 MFI estimation relies on three-year American Community Survey (ACS) data (collected for 2006, 2007 and 2008)
The manner in which the ACS data are used depends on the type of data available, which differs by place size. Local ACS MFI estimates are available for areas with populations of 20,000 or more, but the statistical reliability of these estimates differs. When local MFI estimates are available, HUD MFI estimates are based partly on local ACS estimates and partly on state-level ACS estimates. The higher the statistical reliability of local estimates, the more heavily they are used. Local ACS MFI estimates are used in inverse proportion to the size of their margins of error ratios (the numbers computed by adding and subtracting the published margins of error ratios, or MoERs, from the median family income estimates form the "90 percent confidence intervals" for the estimates. There is a 90 percent probability that any random sample of the same size from the population will yield an estimate of the median family income in this range).
In practice, estimates for areas with small MoERs are almost entirely based on local ACS estimates but, where MoERs are large, state-level estimates more heavily influence results. For areas without local ACS estimates, update factors are generated using only state-level 2000 Census to 2008 ACS MFI change. All estimates are then updated from December 2008 to April 2010 using a trend factor of 3.0 percent, which reflects the average annual change in median income from 2000 to 2008.
For additional details concerning the use of the ACS in HUD’s calculations of Median Family Income, please see our FY2010 Income Limits Briefing Materials, Attachment 2 which can be found at the following web address: https://www.huduser.gov/datasets/il/il10. Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY2010 Income Limits Documentation System. This system is available at this web address:
Area Definitions:
Why do area definitions change for the income limits and median family income estimates?
: HUD follows Office of Management and Budget (OMB) definitions of metropolitan areas with some exceptions. In 2006, when HUD implemented the widespread area definition changes OMB made based on the 2000 Decennial Census, exceptions were made to the new OMB area definitions when Fair Market Rent (FMR) or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas, which continue to exist today. The FMR and MFI relationships continue to be evaluated and these exception areas may go away.
In addition, OMB makes annual area definitional changes that include name changes for primary cities in metropolitan areas, and new subareas of core-based statistical areas, as well as the creation of new nonmetropolitan counties, the splitting of some metropolitan areas and the inclusion of nonmetropolitan counties in metropolitan areas. OMB updates its metropolitan area definitions periodically based on updated population counts and updated commuting data collected by the Bureau of the Census. Changes to HUD geographic areas (Fair Market Rent areas and Section 8 Income Limit areas) are due to these changes published by OMB. (http://www.whitehouse.gov/omb/assets/bulletins/b10-02.pdf). For a complete description of the area definitions a used in the FY 2010 Income Limits, please review the FY 2010 Income Limits Area Definitions report:
What is the relationship between Fair Market Rent areas and Income Limit areas?
: With minor exceptions, Fair Market Rent areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs are needed for the calculation of some income limits; specifically to determine high and low housing cost adjustments. Also, the two sets of area definitions are linked in statutory history. The two exceptions to the similarity between Fair Market Rent areas and Income Limit areas are Columbia, MD and Rockland NY. Due to a grandfather clause, independent FMRs are calculated for Columbia, MD, but income limits are not. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not. Furthermore, depending on when OMB releases new area definitions, HUD may be able to incorporate these changes into income limits before they are implemented into FMRs.
What does the term "HMFA" mean?
: HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the CBSAs when the geography is not the same as that established by OMB. See OMB’s bulletin establishing CBSA definitions for FY 2010 at
How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
: The FY 2010 Income Limits Area Definitions report places a "CBSA" in front of those areas where all counties in the CBSA are used in the calculation; an "SA" is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA’s income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY 2010 Income Limits Area Definitions report at:
Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC))
What are Multifamily Tax Subsidy Projects?
: Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low Income Housing Tax Subsidy projects under Section 42 of the I.R.S. Code and multifamily projects funded by tax-exempt bonds under Section 142. These projects may have special income limits so HUD has published them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are:
10
How can 60 percent income limits be calculated?
: For the Low Income Housing Tax Credit program, users should refer to the FY2010 Multifamily Tax Subsidy Project income limits available at
. The formula used to compute these income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits.
11
How are Low Income Housing Tax Credit maximum rents computed from the very low income limits?
: Please consult with the state housing financing agency governing the tax credit project in question for official maximum rental rates. A list of state housing finance agencies can be found at
. The Low Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.
The imputed income limitation (as defined in 26USC Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under 26USC Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very Low Income Limits (VLILs) for the different household sizes according to the following table:
LIHTC Maximum Rent Derivation from HUD Very Low Income Limits (VLILs)
Unit Size
0 Bedroom
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
50% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
3-Person VLIL
(4-Person VLIL + 5-Person VLIL)/2
6-Person VLIL
60% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
120% of 1-Person VLIL
120 % of [(1-Person VLIL + 2-Person VLIL)/2]
120% of 3-Person VLIL
120 % of [(4-Person VLIL + 5-Person VLIL)/2]
120 % of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per bedroom.
12
What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
: Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any project for residential rental property located in a rural area (as defined in section 520 of the Housing Act of 1949) use the maximum of the area median gross income or the national non-metropolitan median income. The FY 2010 non-metropolitan median income is: $51,600.
GO Zones:
13
What is are the income limits used for certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005 (also based on the non-metropolitan median income of $51,600)?
: The 1-8 Person 50% Income Limits are as follows:
1 Person
2 Person
3 Person
4 Person
5 Person
6 Person
7 Person
8 Person
$18,050
$20,650
$23,200
$25,800
$27,850
$29,950
$32,000
$34,050
Query Tool
Data
FAQs
The effective date is March 19, 2009.
Access Individual Income Limits Areas
This system provides complete documentation of the development of the FY 2009 Section 8 Income Limits for
any area of the country selected by the user. After selecting the desired geography,
the user is provided a page containing a summary of the final FY 2009 Median Family Income estimate along with final 1-8 Person Income Limits for
Very-Low Income (50%) Limits, Extremely-Low Income (30%) Limits, and Low Income (80%) Limits. Links on the summary page
provide detailed information regarding the methodology used to update and develop FY 2009 MFIs and ILs starting with the 2000 Census benchmark and including
update factors from American Community Survey (ACS).
Access Individual Median Family Income Areas
This system provides complete documentation of the development of the FY 2009 Section 8 Median Family Income estimates for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2009 MFIs were developed starting with the 2000 Census benchmark and including update factors calculated from American Community Survey (ACS) data.
Effective March 19, 2009
Median Family Incomes:
Transmittal Notice on Estimated Median Family Incomes
for FY 2009,
State Median Family Incomes in
pdf
Tables for 1999 and Estimated FY2009 Decile Distributions
by Area in
pdf
and
MS WORD
Income Limits
FY 2009 Income Limits Briefing Material in
pdf
Income Limit Area Definitions in
pdf
Transmittal Notice of FY 2009 Income Limits for the Public
Housing and Section 8 Programs in
pdf
Tables for Section 8 Programs in
pdf
and
MS WORD
Data for Section 8 Income Limits in
MS EXCEL
Transmittal Notice of FY 2009 Income Limits for the Section 221(d)(3) BMIR, Section 235 and Section 236 Programs in
pdf
Tables for Section 221(d)(3) BMIR, Section 235 and Section
236 Programs in
pdf
and
MS WORD
State Income Limits and Median Family Incomes
To view the FY2009 State 30%, Very Low (50%) and Low (80%) Income Limits, please
click here
State Map of Median Income and Income Limits
To view all Section 8 Income Limits and Median Family Incomes for a specific State, in
pdf
format, go to the map below and click on that State.
You can also use the Dropdown below:
Some of the information in this section is available for downloading in the Adobe Portable Document Format (PDF) which allows the document to be downloaded, viewed, and printed with all of its original formatting and graphics. To view files in this format you must first
a copy of the Adobe Acrobat Reader and follow the instructions for installation.
Frequently Asked Questions
Incomes have fallen in my area, why haven't income limits?
Income Limits in my area have been the same for many years. Why is that?
Incomes in my area have gone up in recent years, why hasn’t the income limit for our area gone up?
Why does my very low income limit not equal 50% of my median family income (MFI) (or my low-income limit not equal 80% of my MFI)?
How are median family incomes updated?
Why do area definitions change for the income limits and median family income estimates?
What is the relationship between Fair Market Rent areas and Income Limit areas?
What does the term "HMFA" mean?
How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
What are Multifamily Tax Subsidy Projects?
How can 60 percent income limits be calculated?
How are Low Income Housing Tax Credit maximum rents computed from the very low income limits?
What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
What is are the income limits used for certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005 (also based on the non-metropolitan median income of $51,300)?
Incomes have fallen in my area, why haven't income limits?
: There are two reasons income limits may not reflect your experience with incomes in your area. First, income limits are not allowed to decline, so even if the underlying data shows a decrease (in the median family income) income limits would not go down; they would stay at the same level they were at the previous year. This policy, which HUD calls "hold harmless" is going to be eliminated next year, so income limits will show declines in the future.
Second, the lack of timely family income data prevents HUD from capturing recent declines in income. HUD uses the most current income data available to update its median family incomes, the basis for income limits. FY2009 Income Limits are based on American Community Survey data collected in 2007 when the economy was in much better shape and unemployment was much lower.
Income Limits in my area have been the same for many years. Why is that?
: Either your income limit has been "held harmless" sometime in the past or your incomes are currently falling. Incomes in your area may have been higher sometime in the past; your current income limit reflects those higher incomes. Under the "hold harmless" policy, your income limit will not increase until the incomes in your area exceed their historical high.
Incomes in my area have gone up in recent years, why hasn’t the income limit for our area gone up?
: Please see the answer to question 1.
Why does my very low income limit not equal 50% of my median family income (MFI) (or my low-income limit not equal 80% of my MFI)?
: There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. These exceptions are detailed in the FY2009 Income Limits Briefing Material report, at the following site:
. Please review this report and pay special attention to Attachments 3 and 4 that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 8) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to any area of the country, please see our FY2009 Income Limits Documentation System. The documentation system is available at:
. Once the area in question is selected, a summary of the area’s median family income estimate, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
Median Family Incomes
How are median family incomes updated?
: The FY 2009 MFI estimation relies on three-year American Community Survey (ACS) data (collected in 2005, 2006 and 2007). The manner in which the ACS data are used depends on the type of data available, which differs by place size. Local ACS MFI estimates are available for areas with populations of 20,000 or more, but the statistical reliability of these estimates differs. When local MFI estimates are available, HUD MFI estimates are based partly on local ACS estimates and partly on state-level ACS estimates. The higher the statistical reliability of local estimates, the more heavily they are used. Local ACS MFI estimates are used in inverse proportion to the size of their margins of error ratios (the numbers computed by adding and subtracting the published margins of error ratios, or MoERs, from the median family income estimates form the "90 percent confidence intervals" for the estimates. There is a 90 percent probability that any random sample of the same size from the population will yield an estimate of the median family income in this range).
In practice, estimates for areas with small MoERs are almost entirely based on local ACS estimates but, where MoERs are large, state-level estimates more heavily influence results. For areas without local ACS estimates, update factors are generated using only state-level 2000 Census to 2007 ACS MFI change. All estimates are then updated from December 2007 to April 2009 using a trend factor of 3.0 percent, which reflects the average annual change in median income from 2000 to 2007.
For additional details concerning the use of the ACS in HUD’s calculations of Median Family Income, please see our FY2009 Income Limits Briefing Materials, Attachment 2 which can be found at the following web address: https://www.huduser.gov/datasets/il/il09. Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY2009 Income Limits Documentation System. This system is available at this web address:
Area Definitions:
Why do area definitions change for the income limits and median family income estimates?
: HUD follows Office of Management and Budget (OMB) definitions of metropolitan areas with some exceptions. (a discussion of HUD exceptions to OMB metropolitan areas can be found at:) OMB updates its metropolitan area definitions periodically based on updated population counts and updated commuting data collected by the Bureau of the Census. Changes to HUD geographic areas (Fair Market Rent areas and Section 8 Income Limit areas) are due to these changes published by OMB. (
). For a complete description of the area definitions a used in the FY 2009 Income Limits, please review the FY 2009 Income Limits Area Definitions report:
What is the relationship between Fair Market Rent areas and Income Limit areas?
: With two exceptions, Fair Market Rent areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs are needed for the calculation of some income limits; specifically to determine high and low housing cost adjustments. Also, the two sets of area definitions are linked in statutory history. The two exceptions to the similarity between Fair Market Rent areas and Income Limit areas are Columbia, MD and Rockland NY. Due to a grandfather clause, independent rents are calculated for Columbia, MD while Income Limits area not and, by congressional direction, Income Limits are calculated for Rockland County, NY while separate rents are not.
What does the term "HMFA" mean?
: HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the CBSAs when the geography is not the same as that established by OMB. See OMB’s bulletin establishing CBSA definitions for FY2009 atHUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the CBSAs when the geography is not the same as that established by OMB. See OMB’s bulletin establishing CBSA definitions for FY2009 at
How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
: The FY2009 Income Limits Area Definitions report places a "CBSA" in front of those areas where all counties in the CBSA are used in the calculation; an "SA" is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA's income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY 2009 Income Limits Area Definitions report at:
Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC))
10
What are Multifamily Tax Subsidy Projects?
: Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low Income Housing Tax Subsidy projects under Section 42 of the I.R.S. Code and multifamily projects funded by tax-exempt bonds under Section 142. These projects may have special income limits so HUD has published them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are:
11
How can 60 percent income limits be calculated?
: For the Low Income Housing Tax Credit program, users should refer to the FY2009 Multifamily Tax Subsidy Project income limits available at
. The formula used to compute these income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits.
12
How are Low Income Housing Tax Credit maximum rents computed from the very low income limits?
: Please consult with the state housing financing agency governing the tax credit project in question for official maximum rental rates. A list of state housing finance agencies can be found at
. The Low Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.
The imputed income limitation (as defined in 26USC Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under 26USC Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very Low Income Limits (VLILs) for the different household sizes according to the following table:
LIHTC Maximum Rent Derivation from HUD Very Low Income Limits (VLILs)
Unit Size
0 Bedroom
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
50% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
3-Person VLIL
(4-Person VLIL + 5-Person VLIL)/2
6-Person VLIL
60% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
120% of 1-Person VLIL
120 % of [(1-Person VLIL + 2-Person VLIL)/2]
120% of 3-Person VLIL
120 % of [(4-Person VLIL + 5-Person VLIL)/2]
120 % of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per bedroom.
13
What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
: Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any project for residential rental property located in a rural area (as defined in section 520 of the Housing Act of 1949) use the maximum of the area median gross income or the national non-metropolitan median income. The FY2009 non-metropolitan median income is: $51,300.
GO Zones:
13
What is are the income limits used for certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005 (also based on the non-metropolitan median income of $51,300)?
: The 1-8 Person 50% Income Limits are as follows:
1 Person
2 Person
3 Person
4 Person
5 Person
6 Person
7 Person
8 Person
$17,950
$20,500
$23,100
$25,650
$27,700
$29,750
$31,800
$33,850
Query Tool
Data
FAQs
Access Individual Income Limits Areas
This system provides complete documentation of the development of the FY 2008 Income Limits (ILs) for
any area of the country selected by the user. After selecting the desired geography,
the user is provided a page containing a summary of how the final FY 2008 ILs were
updated and developed starting with the 2000 Census benchmark and including update factors from Bureau of Labor Statistics Data (BLS)
and American Community Survey (ACS) data. The tables on the summary
page include links to complete detail on how the data were developed.
Access Individual Median Family Income Areas
This system provides complete documentation of the development of the FY 2008 Median Family Income (MFI) estimates for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2008 MFIs were developed starting with the 2000 Census benchmark and including update factors calculated from American Community Survey (ACS) data and in some cases Bureau of Labor Statistics (BLS) data.
The effective date is February 13, 2008.
Median Family Incomes:
Transmittal Notice on Estimated Median Family Incomes
for FY 2008,
State Median Family Incomes in
pdf
Tables for 1999 and Estimated FY2008 Decile Distributions
by Area in
pdf
and
MS WORD
Income Limits
FY 2008 Income Limits Briefing Material in
pdf
Income Limit Area Definitions in
pdf
Transmittal Notice of FY 2008 Income Limits for the Public
Housing and Section 8 Programs in
pdf
Tables for Section 8 Programs in
pdf
and
MS WORD
Data for Section 8 Income Limits in
MS
EXCEL
Transmittal Notice of FY 2008 Income Limits for the Section
221(d)(3) BMIR, Section 235 and Section 236 Programs in
pdf
Tables for Section 221(d)(3) BMIR, Section 235 and Section
236 Programs in
pdf
and
MS WORD
State Income Limits and Median Family Incomes
To view the FY2008 State 30%, Very Low (50%) and Low (80%) Income Limits, please
click here
State Map of Median Income and Income Limits
To view all Section 8 Income Limits and Median Family Incomes for a specific State, in
pdf
format, go to the map below and click on that State.
You can also use the Dropdown below:
Some of the information in this section is available for downloading in the Adobe Portable Document Format (PDF) which allows the document to be downloaded, viewed, and printed with all of its original formatting and graphics. To view files in this format you must first
a copy of the Adobe Acrobat Reader and follow the instructions for installation.
Frequently Asked Questions
Why is my income limit unchanged from last year?
Why did some area median family income (MFI) estimates decrease in FY2008 even though the OMB definition of the area did not change?
Why did the area definitions change for the income limits and median family income estimates?
Why does my very low-income limit not equal 50% of my median family income (MFI) (or my low income limit not equal 80% of my MFI)?
What does the term “HMFA” mean?
How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
How can 60 percent income limits be calculated?
How are Low Income Housing Tax Credit maximum rents computed from the very low-income limits?
What is the FY2008 State Non-Metro Median Family Income and what are the associated income limits used for certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005?
Why is my income limit unchanged from last year?
: Income limits may be unchanged from last year either because area incomes or other factors governing local income limits did not increase or because income limits would otherwise be lower but have been administratively frozen rather than allowed to decrease. HUD has in the past selectively frozen income limits in instances where a reduction resulted from changes in income estimates, income estimation methodology, or income limit methodology.
Why did some area median family income (MFI) estimates decrease in FY2008 even though the OMB definition of the area did not change?
: Some area median family incomes changed because incomes are falling in the area. The FY 2008 MFI estimation relies on 2006 American Community Survey (ACS) data as well as 2006 Bureau of Labor Statistics (BLS) wage data. The manner in which the ACS data are used depends on the type of data available, which differs by place size. Local ACS MFI estimates are available for areas with populations of 65,000 or more, but the statistical reliability of these estimates differs. When local MFI estimates are available, HUD MFI estimates are based partly on local ACS estimates and partly on state-level ACS estimates. The higher the statistical reliability of local estimates, the more heavily they are used. Local ACS MFI estimates are used in inverse proportion to the size of their margins of error (the numbers computed by adding and subtracting the published margins of error, or MoEs, from the median family income estimates form the "90 percent confidence intervals" for the estimates. There is a 90 percent probability that any random sample of the same size from the population will yield an estimate of the median family income in this range).
In practice, estimates for areas with small MoEs are almost entirely based on local ACS estimates but, where MoEs are large, state-level estimates more heavily influence results. For areas without local ACS estimates, update factors are generated using a combination of state-level 2000 Census to 2006 ACS MFI change and local area BLS wage change data. All estimates are then updated from December 2006 to April 2008 using a trend factor of 3.5 percent, which reflects the average annual change in median income from 1990 to 2000.
Due to several factors, ACS income estimates are known to be lower than those generated from the 2000 decennial Census when both are inflated to the same point in time. For additional details concerning the use of the ACS in HUD's calculations of Median Family Income, please see our FY 2008 Income Limits Briefing Materials, Attachment 2 (pages 15 - 18) which can be found at the following web address:
. Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2008 Income Limits Documentation System. This system is available at this web address:
Why did the area definitions change for the income limits and median family income estimates?
: The area definitions used for income limits and median family income estimates follow the areas determined for the Fair Market Rents (FMRs) for that fiscal year. The definition of only a few areas changed in FY 2008 compared with FY 2007. These changes were due to changes published by OMB promoting two Micropolitan Statistical Areas to Metropolitan Statistical Areas (
).
HUD uses FMR areas in calculating income limits because FMRs are used in the calculation of certain income limits and the two sets of definitions are linked in statutory history. For a complete description of the area definitions a used in the FY 2008 Income Limits, please review the FY 2008 Income Limits Area Definitions report:
Why does my very low-income limit not equal 50% of my median family income (MFI) (or my low income limit not equal 80% of my MFI)?
: There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. These exceptions are detailed in the
FY 2008 Income Limits Briefing Material
report. Please review this report and pay special attention to Attachments 3 and 4 (beginning on page 19) that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 5) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to any area of the country, please see our FY 2008 Income Limits Documentation System. The documentation system is available at:
. Once the area in question is selected, a summary of the area’s median family income estimate, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
What does the term "HMFA" mean?
: HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the CBSAs when the geography is not the same as that established by OMB. See OMB’s bulletin establishing the current CBSA definitions at
How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
: The FY 2008 Income Limits Area Definitions report places a "CBSA" in front of those areas where all counties in the CBSA are used in the calculation; an "SA" is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA's income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY 2008 Income Limits Area Definitions report at:
How can 60 percent income limits be calculated?
: HUD recommends you take 120 percent of the Very Low Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits. For the Low Income Housing Tax Credit program, Revenue Ruling 89-24 states that "…40 percent of the applicable units must be occupied by individuals or families having incomes equal to 120 percent or less of the income limit for a very low income family of the same size."
How are Low Income Housing Tax Credit maximum rents computed from the very low-income limits?
: The imputed income limitation (as defined in 26USC Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under 26USC Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very Low Income Limits (VLILs) for the different household sizes according to the following table:
LIHTC Maximum Rent Derivation from HUD Very-Low Income Limits (VLILs)
Unit Size
0 Bedroom
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
50% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
3-Person VLIL
(4-Person VLIL + 5-Person VLIL)/2
6-Person VLIL
60% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
120% of 1-Person VLIL
120 % of [(1-Person VLIL + 2-Person VLIL)/2]
120% of 3-Person VLIL
120 % of [(4-Person VLIL + 5-Person VLIL)/2]
120 % of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per bedroom.
What is the FY2008 State Non-Metro Median Family Income and what are the associated income limits used for certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005?
: A. The FY 2008 State Non-Metro Median Family Income is estimated to be $49,300. The 1-8 Person 50% Income Limits are as follows:
1 Person
2 Person
3 Person
4 Person
5 Person
6 Person
7 Person
8 Person
$17,250
$19,700
$22,200
$24,650
$26,600
$28,600
$30,550
$32,550
Query Tool
Data
FAQs
The effective date is March 20, 2007.
Access Individual Income Limits Areas
This system provides complete documentation of the development of the FY 2007 Income Limits (ILs) for
any area of the country selected by the user. After selecting the desired geography,
the user is provided a page containing a summary of how the final FY 2007 ILs were
updated and developed starting with the 2000 Census benchmark and including update factors from Bureau of Labor Statistics Data (BLS)
and American Community Survey (ACS) data. The tables on the summary
page include links to complete detail on how the data were developed.
Access Individual Median Family Income Areas
This system provides complete documentation of the development of the FY 2007 Median Family Incomes (MFIs) for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2007 MFIs were developed starting with the 2000 Census benchmark and including update factors calculated from American Community Survey (ACS) data and in some cases Bureau of Labor Statistics (BLS) data.
Median Family Incomes:
Transmittal Notice on Estimated Median Family Incomes
for FY 2007,
State Median Family Incomes in
pdf
Tables for 1999 and Estimated FY2007 Decile Distributions
by Area in
pdf
and
MS WORD
Income Limits
FY 2007 Income Limits Briefing Material in
pdf
Income Limit Area Definitions in
pdf
Transmittal Notice of FY 2007 Income Limits for the Public
Housing and Section 8 Programs in
pdf
Tables for Section 8 Programs in
pdf
and
MS WORD
updated April 25, 2007 to reflect 4/13/2007 technical correction
A technical correction was posted on April 13, 2007 affecting Median Family Incomes and Income Limits for the following areas: Sioux County, IA; Warren County, VA HMFA; and Northumberland County, VA. In addition, Median Family Income estimates for 15 areas were corrected, but their Income Limits were not affected: Valdez-Cordova Census Area; Shelby County, IL; Dickinson County, IA; Floyd County, KY; Gratiot County, MI; Pine county, MN; Lincoln County, MS; Columbia, MO; Furnas County, NE; Foster County, ND; Hettinger County, ND; McLean County, ND; Comanche County, TX; Gaines County, TX; Brunswick County, VA. This technical correction applies only to these two tables, as noted. If you downloaded this table or the Section 221, 235, 236 table before April 25, 2007, and have not included the 4/13/2007 technical correction, you have incorrect information for those areas.
Click here for corrected data on these areas
Data for Section 8 Income Limits in
MS
EXCEL
Transmittal Notice of FY 2007 Income Limits for the Section
221(d)(3) BMIR, Section 235 and Section 236 Programs in
pdf
Tables for Section 221(d)(3) BMIR, Section 235 and Section
236 Programs in
pdf
and
MS WORD
updated April 25, 2007 to reflect 4/13/2007 technical correction
A technical correction was posted on April 13, 2007 affecting Median Family Incomes and Income Limits for the following areas: Sioux County, IA; Warren County, VA HMFA; and Northumberland County, VA. In addition, Median Family Income estimates for 15 areas were corrected, but their Income Limits were not affected: Valdez-Cordova Census Area; Shelby County, IL; Dickinson County, IA; Floyd County, KY; Gratiot County, MI; Pine county, MN; Lincoln County, MS; Columbia, MO; Furnas County, NE; Foster County, ND; Hettinger County, ND; McLean County, ND; Comanche County, TX; Gaines County, TX; Brunswick County, VA. This technical correction applies only to these two tables, as noted. If you downloaded this table or the Section 8 table before April 25, 2007, and have not included the 4/13/2007 technical correction, you have incorrect information for those areas.
Click here for corrected data on these areas
State Income Limits and Median Family Incomes
To view the FY2007 State 30%, Very Low (50%) and Low (80%) Income Limits, please
click here
The Median Family Incomes are lower in FY2007 than FY2006. Most State Income Limits for FY2007 are held harmless (not allowed to decrease) at their FY2006 level. To see the State Income Limits for FY2006, please
click here
State Map of Median Income and Income Limits
To view all Section 8 Income Limits and Median Family Incomes for a specific State, in
pdf
format, go to the map below and click on that State.
You can also use the Dropdown below:
Some of the information in this section is available for downloading in the Adobe Portable Document Format (PDF) which allows the document to be downloaded, viewed, and printed with all of its original formatting and graphics. To view files in this format you must first
a copy of the Adobe Acrobat Reader and follow the instructions for installation.
Frequently Asked Questions
Why is my income limit unchanged from last year?
Why did some area median family income (MFI) estimates decrease in FY2007 even though the OMB definition of the area did not change?
Why did the area definitions change for the income limits and median family income estimates?
Why can’t I find the income limits for a particular nonmetropolitan county or a metropolitan area?
Why does my very low-income limit not equal 50% of my median family income (MFI) (or my low income limit not equal 80% of my MFI)?
What does the term “HMFA” mean?
How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
How can 60 percent income limits be calculated?
How are Low Income Housing Tax Credit maximum rents computed from the very low-income limits?
What is the FY2007 State Non-Metro Median Family Income and what are the associated income limits used for certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005?
Why is my income limit unchanged from last year?
: Income limits may be unchanged from last year either because area incomes or other factors governing local income limits did not increase or because income limits would otherwise be lower but have been administratively frozen rather than allowed to decrease. HUD has in the past selectively frozen income limits in instances where a reduction resulted from changes in income estimates, income estimation methodology, or income limit methodology.
Why did some area median family income (MFI) estimates decrease in FY2007 even though the OMB definition of the area did not change?
: Some area median family incomes changed because incomes are falling in the area. Others declined because FY2007 HUD MFI estimates reflect, for the first time, results from the fully implemented ACS, which was conducted in 2005. The manner in which the ACS data are used depends on the type of data available, which differs by place size. Local ACS MFI estimates are available for areas with populations of 65,000 or more, but the statistical reliability of these estimates differs. When local MFI estimates are available, HUD MFI estimates are based partly on local ACS estimates and partly on state-level ACS estimates. The higher the statistical reliability of local estimates, the more heavily they are used. Local ACS MFI estimates are used in inverse proportion to the size of their margins of error (the numbers computed by adding and subtracting the published margins of error, or MoEs, from the median family income estimates form the “90 percent confidence intervals” for the estimates. There is a 90 percent probability that any random sample of the same size from the population will yield an estimate of the median family income in this range).
In practice, estimates for areas with small MoEs are almost entirely based on local ACS estimates but, where MoEs are large, state-level estimates more heavily influence results. For areas without local ACS estimates, update factors are generated using a combination of state-level 2000 Census to 2005 ACS MFI change and local area BLS wage change data. All estimates are then updated from December 2005 to April 2007 using a trend factor of 3.5 percent, which reflects the average annual change in median income from 1990 to 2000.
Due to several factors, ACS income estimates are known to be lower than those generated from the 2000 decennial Census when both are inflated to the same point in time. For additional details concerning the use of the ACS in HUD’s calculations of Median Family Income, please see our FY2007 Income Limits Briefing Materials, Attachment 2 (pages 15 – 19) which can be found at the following web address:
. Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY2007 Income Limits Documentation System. This system is available at this web address:
Why did the area definitions change for the income limits and median family income estimates?
: The area definitions used for income limits and median family income estimates follow the areas determined for the Fair Market Rents (FMRs) for that fiscal year. The definition of only a few areas changed in FY2007 compared with FY2006. These changes were due to a change in the methodology for determining FMR area definitions. The actual calculation and comparison for an individual area can be seen in the FY2007 FMR Documentation System:
Most of the changes in area definition occurred in FY2006 and are discussed in detail by individual area in the FY2006 FMR Documentation system:
In FY2006, HUD revised the area definitions for income estimates based on guidance from the Office of Management and Budget (OMB) that revised metropolitan areas using 2000 Census data. Under the new OMB area definitions, some former nonmetropolitan counties became part of metropolitan areas, and some metropolitan areas were subsumed within other areas, or their names have been significantly changed. In instances where OMB metropolitan area definitions changed, HUD’s areas may consist of subareas within the new OMB metropolitan area. In FY2007, subareas are established only if there are significant differences (5 percent or more) in rents or median incomes between the different old FMR area parts that comprise the new OMB metropolitan area.
HUD uses FMR areas in calculating income limits because FMRs are used in the calculation of certain income limits and the two sets of definitions are linked in statutory history. For a complete description of the area definitions a used in the FY2007 Income Limits, please review the FY2007 Income Limits Area Definitions report:
Why can’t I find the income limits for a particular nonmetropolitan county or a metropolitan area?
: There were few changes in the area definitions between FY2006 and FY2007 income limits. Some additional subareas were created, but most changes were made in FY2006. The FY2006 area definition changes are discussed in detail for individual areas in the documentation system for Fair Market Rents (FMRs)
. HUD uses FMR areas in calculating income limits because FMRs are used in the calculation of certain income limits and the two sets of definitions are linked in statutory history.
In FY2007, median family incomes and income limits area definitions were changed only in cases where there were significant differences (greater than 5%) in median incomes between the subarea and the Core Based Statistical area, even though the Fair Market Rents show no significant difference. The area definitions report for income limits designates the basis of each submarket’s income limits. Please review at
To understand the more significant area definition changes in FY2006, please review the FY2006 Income Limits Area Definitions report:
Why does my very low-income limit not equal 50% of my median family income (MFI) (or my low income limit not equal 80% of my MFI)?
: There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. These exceptions are detailed in the FY2007 Income Limits Briefing Material report. Please review this report and pay special attention to Attachments 3 and 4 (beginning on page) that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 7) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to any area of the country, please see our FY2007 Income Limits Documentation System. The documentation system is available at:
. Once the area in question is selected, a summary of the area’s median family income estimate, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
What does the term "HMFA" mean?
: HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the CBSAs when the geography is not the same as that established by OMB. See OMB’s bulletin establishing the current CBSA definitions at http://www.whitehouse.gov/omb/bulletins/fy2006/b06-01.pdf.
How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
: The FY2007 Income Limits Area Definitions report places a “CBSA” in front of those areas where all counties in the CBSA are used in the calculation; an “SA” is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA’s income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY2007 Income Limits Area Definitions report at:
How can 60 percent income limits be calculated?
: HUD recommends you take 120 percent of the Very Low Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits. For the Low Income Housing Tax Credit program, the Revenue Ruling 89-24 states that “…40 percent of the applicable units must be occupied by individuals or families having incomes equal to 120 percent or less of the income limit for a very low-income family of the same size.”
How are Low Income Housing Tax Credit maximum rents computed from the very low-income limits?
: The imputed income limitation (as defined in 26USC Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under 26USC Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very-Low Income Limits (VLILs) for the different household sizes according to the following table:
LIHTC Maximum Rent Derivation from HUD Very-Low Income Limits (VLILs)
Unit Size
0 Bedroom
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
50% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
3-Person VLIL
(4-Person VLIL + 5-Person VLIL)/2
6-Person VLIL
60% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
120% of 1-Person VLIL
120 % of [(1-Person VLIL + 2-Person VLIL)/2]
120% of 3-Person VLIL
120 % of [(4-Person VLIL + 5-Person VLIL)/2]
120 % of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per bedroom.
10
10. What is the FY2007 State Non-Metro Median Family Income and what are the associated income limits used for certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005?
: A. The FY2007 State Non-Metro Median Family Income is estimated to be $47,300. Since this is less than the FY2006 estimate of $47,700, the associated income limits will be held harmless and maintained at the FY2006 level. The 1-8 Person 50% Income Limits are as follows:
1 Person
2 Person
3 Person
4 Person
5 Person
6 Person
7 Person
8 Person
$16,700
$19,100
$21,450
$23,850
$25,750
$27,650
$29,550
$31,500
Data
FAQs
The effective date is March 8, 2006.
Median Family Incomes:
Transmittal Notice on Estimated Median Family Incomes for FY 2006,
State Median Family Incomes in
pdf
Tables for 1999 and Estimated FY2006 Decile Distributions by Area in
pdf
and
MS WORD
Income Limits
FY 2006 Income Limits Briefing Material in
pdf
Income Limit Area Definitions in
pdf
and
MS WORD
Transmittal Notice of FY 2006 Income Limits for the Public Housing and Section 8 Programs in
pdf
Tables for Section 8 Programs in
pdf
and
MS WORD
Data for Section 8 Programs in
MS EXCEL
Transmittal Notice of FY 2006 Income Limits for the Section 221(d)(3) BMIR, Section 235 and Section 236 Programs in
pdf
Tables for Section 221(d)(3) BMIR, Section 235 and Section 236 Programs in
pdf
and
MS WORD
State Map of Median Income and Income Limits
To view Income Limits for Section 8 Programs and Median Family Income information for a given county or a specific State, in
pdf
format, go to the U.S. map below and click on the State you are interested in.
You can also use the Dropdown below:
Federal Register Notice of Proposed Metropolitan Area Definitions for FY2006 Income Limits
(*.pdf, 162 KB)
Table of Impact of New FMR Area Definitions on Very Low Income Limits
(Revised 01/19/06 to correct omission of HH designation) (*.doc, 1.72 MB)
Supplemental Income Limit Files
: These files add the Base Median (from the 2000 Census) data to the Section 8 income limit EXCEL files. This data makes it possible to determine if changes are the result of the change in the distributions (the Base Median) or the methodology (constraints in BLS data in FY2005). Please review the
READ ME
(*.doc, 21 KB) file before using this data.
Section 8 2003
(*.xls, 800 KB)
Section 8 2004
(*.xls, 800 KB)
Section 8 2005
(*.xls, 864 KB)
Frequently Asked Questions
Why did the area definitions change for the income limits and median family income?
Why can't I find the income limits for a particular nonmetropolitan county or a metropolitan area?
Why does my very low income limit not equal 50% of my median family income (MFI) (or my low income limit not equal 80% of my MFI)?
Why is my income limit lower or unchanged from last year?
Why did some area median family income estimates decrease in FY2006 even though the OMB definition of the area did not change?
Why were the Bergen-Passaic, Monmouth-Ocean, Fort Lauderdale and West Palm Beach areas treated differently?
What does the term “HMFA” mean?
How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
How can 60 percent income limits be calculated?
How are Low Income Housing Tax Credit maximum rents computed from the very low income limits?
Has the rounding policy for medians and income limits changed since last year?
Why did the area definitions change for the income limits and median family income estimates?
: In a
Federal Register
notice published December 16, 2005, HUD proposed changes in the metropolitan area definitions used to calculate HUD median family income estimates and income limits. These new definitions, which match FY2006 FMR areas, were used in the new HUD estimates that became effective March 8, 2006. The new definitions are based on the current Office of Management and Budget (OMB) metropolitan statistical area (MSA) definitions, but divide OMB areas along the old FMR area lines in cases where significant differences in rents or median incomes exist. OMB revises metropolitan area definitions after each Decennial Census. It issued its 2000 Census-based definitions in 2003, which contained substantial changes to several metropolitan area definitions. These changes were made to better reflect metropolitan area commuting and patterns of economic integration. The OMB metropolitan area definitions are used on a widespread basis throughout the federal government for both data collection and program administrative purposes.
For further explanation, please review the December 16, 2005
Federal Register
notice in which HUD proposed changes in the metropolitan areas definitions used to calculate HUD median family income estimates and income limits:
Why can’t I find the income limits for a particular nonmetropolitan county or a metropolitan area?
: HUD revised the FMR and income limit area definitions based on guidance from the Office of Management and Budget (OMB) that revised metropolitan areas using 2000 Census data. Some former nonmetropolitan counties are now part of metropolitan areas, and some metropolitan areas have been subsumed within other areas, or their names have been significantly changed. In instances where OMB metropolitan area definitions have changed, HUD’s FMR areas may consist of submarket areas within the new OMB metropolitan area. Submarkets are established only if there are significant differences in rents or median incomes between the different old FMR areas that comprise the new OMB metropolitan area. HUD uses FY2006 FMR areas in calculating FY2006 income limits because FMRs are used in the calculation of certain income limits and the two sets of definitions are linked in statutory history. For a complete description of OMB metropolitan area definitions and HUD FMR area definitions, please review the FY2006 Income Limits Area Definitions report:
Why does my very low income limit not equal 50% of my median family income (MFI) (or my low income limit not equal 80% of my MFI)?
: There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. These exceptions are detailed in the FY2006 Income Limits Briefing Material report. Please review this report and pay special attention to Attachments 3 and 4 (beginning on page 19), that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 7) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians:
Why is my income limit lower or unchanged from last year?
: Income limits may be unchanged from last year either because area incomes or other factors governing local income limits did not increase or because income limits would normally be lower but have been administratively frozen rather than allowed to decrease. HUD has in the past selectively frozen income limits in instances where a reduction resulted from changes in income estimates, income estimation methodology, or income limit methodology. The widespread scope of the area definitional changes for the FY2006 income limits made the application of a simple hold harmless policy difficult. A primary area hold harmless policy was applied to the FY2006 income limits. Under this policy, if a new metropolitan area included parts of two old FMR/income limit areas, the income limits would not be allowed to fall below the FY2005 income limits of the largest part of the new area in FY2006. The only areas where income limits were decreased in FY2006 were those that were merged into a more populous income limit area and the larger area’s income limits were less than the smaller area’s FY2005 income limits.
Why did some area median family income estimates decrease in FY2006 even though the OMB definition of the area did not change?
: A modest number of areas had decreases in their FY2006 median family income estimates. This sometimes occurred because of changes in OMB metropolitan area definitions that resulted in new estimates that were lower than the FY2005 estimates for parts of the new area. Decreases were more likely to occur, however, in areas where median family income estimates had decreased but the medians had been frozen at previous year’s levels. Given the widespread definitional changes that occurred in FY2006, HUD determined that it was inconsistent to allow some areas to retain higher than calculated median family income estimates while applying decreases to areas that were subject to new OMB definitions. As noted previously, however, most income limits were “held harmless” in areas where median family incomes were reduced.
Why were the Bergen-Passaic, Monmouth-Ocean, Fort Lauderdale and West Palm Beach areas treated differently?
: These areas were singled out for special consideration in the
Federal Register
notice of December 16, 2005 because of the magnitude of the decreases in income limits, which ranged from 10% in Fort Lauderdale to 18% in Bergen-Passaic and would have otherwise occurred under the primary area hold harmless policy. The manner in which FMR submarkets were permitted in new OMB metropolitan areas eliminated most large changes in metropolitan area income limits. In these four instances, however, previously distinct metropolitan areas were merged into much larger metropolitan areas with similar rents but much lower median family incomes.
What does the term “HMFA” mean?
: HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the CBSAs when the geography is not the same as that established by OMB. See OMB’s bulletin establishing the current CBSA definitions at
How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
: The FY2006 Income Limits Area Definitions report places a “CBSA” in front of those areas where all counties in the CBSA are used in the calculation; an “SA” is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA’s income limits may be based on CBSA data. Please review the report:
How can 60 percent income limits be calculated?
: HUD recommends you take 120 percent of the Very Low Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits. For the Low Income Housing Tax Credit program, the Revenue Ruling 89-24 states that “…40 percent of the applicable units must be occupied by individuals or families having incomes equal to 120 percent or less of the income limit for a very low-income family of the same size.”
10
How are Low Income Housing Tax Credit maximum rents computed from the very low income limits?
: The imputed income limitation (as defined in 26USC Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under 26USC Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very-Low Income Limits (VLILs) for the different household sizes according to the following table:
LIHTC Maximum Rent Derivation from HUD Very-Low Income Limits (VLILs)
Unit Size
0 Bedroom
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
50% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
3-Person VLIL
(4-Person VLIL + 5-Person VLIL)/2
6-Person VLIL
60% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
120% of 1-Person VLIL
120 % of [(1-Person VLIL + 2-Person VLIL)/2
120% of 3-Person VLIL
120 % of [(4-Person VLIL + 5-Person VLIL)/2]
120 % of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per bedroom.
11
Has the rounding policy for medians and income limits changed since last year?
: Two rounding changes have been made to the calculation of medians and income limits. Median incomes, which historically have been rounded to the nearest 100, were mistakenly rounded to the nearest 50 for FY2005 median income publications. FY2006 medians are rounded to the nearest 100.
Also, the
rounded
4-person income limit is now being used to calculate other family size income limits instead of the unrounded 4-person income limit. This will reduce some of the complexity in reproducing HUD calculations and was done in response to requests to simplify the calculations.
Data
The effective date is February 11, 2005.
Median Family Incomes:
Transmittal Notice on Estimated Median Family Incomes for FY 2005,
State Median Family Incomes in
pdf
Tables for 1999 and Estimated 2005 Decile Distributions by Metropolitan
Statistical Areas and Non Metropolitan Counties in
pdf
and
MS WORD
Income Limits
FY 2005 Income Limits Briefing Material in
pdf
Income Limit Area Definition in
pdf
and
MS WORD
Transmittal Notice of FY 2005 Income Limits for the Public Housing and Section 8 Programs in
pdf
Tables for Section 8 Programs in
pdf
and
MS WORD
Data for Section 8 Programs in
MS EXCEL
Transmittal Notice of FY 2005 Income Limits for the Section 221(d)(3) BMIR, Section 235 and Section 236 Programs in
pdf
Tables for Section 221(d)(3) BMIR, Section 235 and Section 236 Programs in
pdf
and
MS WORD
To view Income Limits for Section 8 Programs and Median Family Income information for a given county or a specific State, in
pdf
format, go to the U.S. map below and click on the State you are interested in.
You can also use the Dropdown below:
Some of the information in this section is available for downloading in the Adobe Portable Document Format (PDF) which allows the document to be downloaded, viewed, and printed with all of its original formatting and graphics. To view files in this format you must first
a copy of the Adobe Acrobat Reader and follow the instructions for installation.
Data
The effective date is January 28, 2004.
Median Family Incomes:
Transmittal Notice on Estimated Median Family Incomes for FY 2004, State Median Family Incomes in
pdf
Tables for 1999 & Estimated 2004 Decile Distributions by Metropolitan Statistical Areas and Non Metropolitan Counties in
pdf
and
MS WORD
Income Limits
FY 2004 Income Limits Briefing Material in
pdf
Income Limit Area Definition in
pdf
and
MS WORD
Transmittal Notice of FY 2004 Income Limits for the Public Housing and Section 8 Programs in
pdf
Tables for Section 8 Programs in
pdf
and
MS WORD
Data for Section Programs in
MS EXCEL
Transmittal Notice of FY 2004 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in
pdf
Tables for Section 221(d)(3) BMIR, Section 235 and Section 236 Programs in
pdf
and
MS WORD
To view Income Limits for Section 8 Programs and Median Family Income information for a given county or a specific State, in
pdf
format, go to the U.S. map below and click on the State you are interested in.
You can also use the Dropdown below:
Some of the information in this section is available for downloading in the Adobe Portable Document Format (PDF) which allows the document to be downloaded, viewed, and printed with all of its original formatting and graphics. To view files in this format you must first
a copy of the Adobe Acrobat Reader and follow the instructions for installation.
Data
The effective date is February 20, 2003.
Median Family Incomes:
Transmittal Notice on Estimated Median Family Incomes for FY 2003, State Median Family Incomes in
pdf
and
MS WORD
Tables for 1999 & Estimated 2003 Decile Distributions by Metropolitan Statistical Areas and Non Metropolitan Counties in
pdf
and
MS WORD
Important Information
on Changes to Median Family Income Due to Rebenchmarking
Income Limits
FY 2003 Income Limits Briefing Material in
pdf
and
MS WORD
Income Limit Area Definition in
pdf
and
MS WORD
Transmittal Notice of FY 2003 Income Limits for the Public Housing and Section 8 Programs in
MS WORD
Tables for Section 8 Programs in
pdf
and
MS WORD
Data for Section 8 Programs in
MS EXCEL
Transmittal Notice of FY2003 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in
MS WORD
Tables for Section 221(d)(3) BMIR, Section 235 and Section 236 Programs in
pdf
and
MS WORD
To view Income Limits for Section 8 Programs and Median Family Income information for a given county or a specific State, in
pdf
format, go to the U.S. map below and click on the State you are interested in.
You can also use the Dropdown below:
Some of the information in this section is available for downloading in the Adobe Portable Document Format (PDF) which allows the document to be downloaded, viewed, and printed with all of its original formatting and graphics. To view files in this format you must first
a copy of the Adobe Acrobat Reader and follow the instructions for installation.
Some of the information in this section is available for downloading in the Adobe Portable Document Format (PDF) which allows the document to be downloaded, viewed, and printed with all of its original formatting and graphics. To view files in this format you must first
a copy of the Adobe Acrobat Reader and follow the instructions for installation.
Data
Section 8 income limits in
PDF (383 KB)
MS WORD (1182 KB)
format, and
MS EXCEL (888 KB)
format.
Income Limit Area Definitions in
PDF (123 KB)
or
MS WORD (158 KB)
Memorandum on Estimated Median Family Incomes for FY 2002 in
PDF (125 KB)
and
MS WORD (60 KB)
format.
Memorandum on Transmittal of Fiscal Year (FY) 2002 Income Limits for the Public Housing and Section 8 Programs (notice of transmittal) in
PDF (111 KB)
and
MS WORD (56 KB)
format.
1989 & Estimated 2002 Decile Distributions of Family Income by Metropolitan Statistical Areas and Non Metropolitan Counties in
PDF (395 KB)
and
MS WORD (1140 KB)
FY 2002 Income Limits for Section 236, Section 221 BMIR, and Section 235 in
PDF (438 KB)
and
MS WORD (3096 KB)
format.
Memorandum on Transmittal of Fiscal Year (FY) 2002 Income Limits for the Section 221(d)(3)BMIR, Section 235, and Section 236 Programs in
PDF (96 KB)
and
MS WORD (111 KB)
format.
Click here
to download an .zip (393 KB) file containing the files in MS WORD format.
The effective date for Income Limits is January 31, 2002 as noted on the
notice of transmittal
To view information for a given county or to download information for a specific State in PDF format, go to the U.S. map below and click on the State you are interested in.
You can also use the Dropdown below:
Questions concerning the methodology used to develop these income limits are addressed in the FY 2002 Income Limits Briefing Material in
PDF (148 KB)
of
MS WORD (183 KB)
Some of the information in this section is available for downloading in the Adobe Portable Document Format (PDF) which allows the document to be downloaded, viewed, and printed with all of its original formatting and graphics. To view files in this format you must first
a copy of the Adobe Acrobat Reader and follow the instructions for installation.
Data
Section 8 income limits in
PDF
MS WORD
AND
MS EXCEL
format.
Income Limit Area Definitions
Memorandum on Estimated Median Family Incomes for FY 2001 in
PDF
and
MS WORD
format.
Memorandum on Transmittal of Fiscal Year (FY) 2001 Income Limits for the Public Housing and Section 8 Programs (notice of transmittal) in
PDF
and
MS WORD
format.
1989 & Estimated 2001 Decile Distributions of Family Income by Metropolitan Statistical Areas and Non Metropolitan Counties in
PDF
MS WORD
and
MS EXCEL
format.
FY 2001 Income Limits for Section 236, Section 221 BMIR, and Section 235 in
PDF
and
MS WORD
format.
Click here
to download an .zip file containing the files in MS WORD format.
The effective date for Income Limits is April 6, 2001 as noted on the
notice of transmittal
A correction has been made to the Median Income and Income Limits for Scott county, Iowa in the Davenport-Moline-Rock Island MSA. This correction is effective as of April 23, 2001.
To view information for a given county or to download information for a specific State in PDF format, go to the U.S. map below and click on the State you are interested in.
You can also use the Dropdown below:
Questions concerning the methodology used to develop these income limits are addressed in the
FY 2001 Income Limits Briefing Material
A rule change for FY 2001 Income Limits has resulted in a
Revised Income Limit Calculation Procedure
The data files provide county-level data. Income limits and FMRs are the same for all parts of a metropolitan area. In New England, a county may be split among metropolitan areas and have a nonmetropolitan part. You must use state, county, and metropolitan area codes to find the income limits for a New England township.
Some of the information in this section is available for downloading in the Adobe Portable Document Format (PDF) which allows the document to be downloaded, viewed, and printed with all of its original formatting and graphics. To view files in this format you must first
a copy of the Adobe Acrobat Reader and follow the instructions for installation.
Data
Click here
to download the nationwide copy of Section 8 income limits in WORD format
Click here
download the FY 2000 Income Limits in Excel format.
Click here
to obtain an ASCII national data file with all counties and county subparts.
Click here
to obtain the income limit area definitions.
Click here
for median family income calculations and State median family incomes.
Click here
to learn how the income limits for the Section 221(d)(3)BMIR, Section 235, and Section 236 programs are calculated.
Click here
to obtain a WORD version of the income limits for the Section 221(d)(3)BMIR, Section 235, and Section 236 programs.
To view information for a given county or to download information for a specific State, go to the U.S. map below and click on the State you are interested in. The file format is described below the map.
You can also use the Dropdown below:
Click here
to see the file layout.
Questions concerning the methodology used to develop these income limits are addressed in the
FY 2000 Income Limits Briefing Material
Click here
to learn how HUD income limits are calculated.
The data files provide county-level data. Income limits and FMRs are the same for all parts of a metropolitan area. In New England, a county may be split among metropolitan areas and have a nonmetropolitan part. You must use state, county, and metropolitan area codes to find the income limits or FMRs for a New England township.
The file layout is as follows:
Line# Spaces Content

-------------------------------------------------

1 1-2 State FIPS Code

4-5 State abbreviation

6-9 FIPS county code

10-37 County name

38-43 HUD MSA code (usually same as Census code)

50-77 MSA/PMSA name (or NONMETRO categorization)

2 39-46 FY 1998 Area Median Family Income

for a metropolitan area or for a

nonmetropolitan county

3 28-33 1-person HUD 30% of median income limit

34-39 2-person HUD 30% of median income limit

40-45 3-person HUD 30% of median income limit

46-51 4-person HUD 30% of median income limit

52-57 5-person HUD 30% of median income limit

58-63 6-person HUD 30% of median income limit

64-69 7-person HUD 30% of median income limit

70-75 8-person HUD 30% of median income limit

4 28-33 1-person HUD Very Low-Income limit

34-39 2-person HUD Very Low-Income limit

40-45 3-person HUD Very Low-Income limit

46-51 4-person HUD Very Low-Income limit

52-57 5-person HUD Very Low-Income limit

58-63 6-person HUD Very Low-Income limit

64-69 7-person HUD Very Low-Income limit

70-75 8-person HUD Very Low-Income limit

5 28-33 1-person HUD Low-Income limit

34-39 2-person HUD Low-Income limit

40-45 3-person HUD Low-Income limit

46-51 4-person HUD Low-Income limit

52-57 5-person HUD Low-Income limit

58-63 6-person HUD Low-Income limit

64-69 7-person HUD Low-Income limit

70-75 8-person HUD Low-Income limit

6 28-33 Efficiency Fair Market Rent

34-39 1-bedroom Fair Market Rent

40-45 2-bedroom Fair Market Rent

46-51 3-bedroom Fair Market Rent

52-57 4-bedroom Fair Market Rent
Data
The changes made relate only to the Section 8 Existing "30 percent of area median income" limits
. These income limits have been increased wherever necessary to ensure that the one-person 30 percent income limit is at least as high as the State Supplemental Security Income (SSI) benefit level.
Effective July 21,1999
Click here
to download the nationwide copy of this file in WORD format.
Click here
to learn about the changes to the 30% income limits made on July 21, 1999 (Notice PDR-99-04).
Click here
download the FY 1999 Income Limits in Excel format.
Data
To download the nationwide copy of this file in WORD format,
CLICK HERE
. To see income limits for areas within a State, go to the map below and click on the State of interest.
Click here
to learn how HUD income limits are calculated (Notice PDR-99-02).
Click here
download the FY 1999 Income Limits in Excel format.
Click here
to obtain an ASCII national data file with all counties and county subparts.
Click here
to obtain the income limit area definitions.
Click here
to learn how median family incomes are estimated (Notice PDR-99-01).
Click here
to obtain the income limits for the Section 221(d)(3)BMIR, Section 235, and Section 236 programs.
Click here
to learn how income limits for the Section 221(d)(3)BMIR, Section 235, and Section 236 programs are calculated (Notice PDR-99-03).
You can also use the Dropdown below:
Click here
to see the file layout.
Questions concerning the methodology used to develop these income limits are addressed in the
FY 1999 Income Limits Briefing Material
The data files provide county-level data. Income limits and FMRs are the same for all parts of a metropolitan area. In New England, a county may be split among metropolitan areas and have a nonmetropolitan part. You must use state, county, and metropolitan area codes to find the income limits or FMRs for a New England township.
The file layout is as follows:
Line# Spaces Content ------------------------------------------------- 1 1-2 State FIPS Code 4-5 State abbreviation 6-9 FIPS county code 10-37 County name 38-43 HUD MSA code (usually same as Census code) 50-77 MSA/PMSA name (or NONMETRO categorization) 2 39-46 FY 1998 Area Median Family Income for a metropolitan area or for a nonmetropolitan county 3 28-33 1-person HUD 30% of median income limit 34-39 2-person HUD 30% of median income limit 40-45 3-person HUD 30% of median income limit 46-51 4-person HUD 30% of median income limit 52-57 5-person HUD 30% of median income limit 58-63 6-person HUD 30% of median income limit 64-69 7-person HUD 30% of median income limit 70-75 8-person HUD 30% of median income limit 4 28-33 1-person HUD Very Low-Income limit 34-39 2-person HUD Very Low-Income limit 40-45 3-person HUD Very Low-Income limit 46-51 4-person HUD Very Low-Income limit 52-57 5-person HUD Very Low-Income limit 58-63 6-person HUD Very Low-Income limit 64-69 7-person HUD Very Low-Income limit 70-75 8-person HUD Very Low-Income limit 5 28-33 1-person HUD Low-Income limit 34-39 2-person HUD Low-Income limit 40-45 3-person HUD Low-Income limit 46-51 4-person HUD Low-Income limit 52-57 5-person HUD Low-Income limit 58-63 6-person HUD Low-Income limit 64-69 7-person HUD Low-Income limit 70-75 8-person HUD Low-Income limit 6 28-33 Efficiency Fair Market Rent 34-39 1-bedroom Fair Market Rent 40-45 2-bedroom Fair Market Rent 46-51 3-bedroom Fair Market Rent 52-57 4-bedroom Fair Market Rent
Data
Click here
to obtain a national data file with all counties and county subparts.
Click here
to obtain state-level median family income estimates.
Click here
to obtain the income limit area definitions.
Click here
to learn how median family incomes are estimated.
Click here
to obtain the income limits for the Section 221(d) (3)BMIR, Section 235, and Section 236 programs.
To view information for a given county or to download information for a specific State, go to the U.S. map below and click on the State you are interested in. The file format is described below the map.
You can also use the Dropdown below:
Click here
to see the file layout.
Questions concerning the methodology used to develop these income limits are addressed in the
FY 1998 Income Limits Briefing Material
supplied to all HUD field economists.
Click here
to learn how HUD income limits are calculated.
The data files provide county-level data. Income limits and FMRs are the same for all parts of a metropolitan area. In New England, a county may be split among metropolitan areas and have a nonmetropolitan part. You must use state, county, and metropolitan area codes to find the income limits or FMRs for a New England township.
The file layout is as follows:
Line# Spaces Content

-------------------------------------------------

1 1-2 State FIPS Code

4-5 State abbreviation

6-9 FIPS county code

10-37 County name

38-43 HUD MSA code (usually same as Census code)

50-77 MSA/PMSA name (or NONMETRO categorization)

2 39-46 FY 1998 Area Median Family Income

for a metropolitan area or for a

nonmetropolitan county

3 28-33 1-person HUD Very Low-Income limit

34-39 2-person HUD Very Low-Income limit

40-45 3-person HUD Very Low-Income limit

46-51 4-person HUD Very Low-Income limit

52-57 5-person HUD Very Low-Income limit

58-63 6-person HUD Very Low-Income limit

64-69 7-person HUD Very Low-Income limit

70-75 8-person HUD Very Low-Income limit

4 28-33 1-person HUD Low-Income limit

34-39 2-person HUD Low-Income limit

40-45 3-person HUD Low-Income limit

46-51 4-person HUD Low-Income limit

52-57 5-person HUD Low-Income limit

58-63 6-person HUD Low-Income limit

64-69 7-person HUD Low-Income limit

70-75 8-person HUD Low-Income limit

5 28-33 Efficiency Fair Market Rent

34-39 1-bedroom Fair Market Rent

40-45 2-bedroom Fair Market Rent

46-51 3-bedroom Fair Market Rent

52-57 4-bedroom Fair Market Rent
Data
Click here
to obtain a national data file with all counties and county subparts.
Click here
to obtain state-level median family income estimates.
Click here
to learn how HUD income limits are calculated.
Click here
to learn how median family incomes are estimated.
To view information for a given county or to download information for a specific State, go to the U.S. map below and click on the State you are interested in. The file format is described below the map.
You can also use the Dropdown below:
Click here
to view the file layout.
The data files provide county-level data. Income limits and FMRs are the same for all parts of a metropolitan area. In New England, a county may be split among metropolitan areas and have a nonmetropolitan part. You must use state, county, and metropolitan area codes to find the income limits or FMRs for a New England township.
The file layout is as follows:
Line# Spaces Content

-------------------------------------------------

1 1-2 State FIPS Code

4-5 State abbreviation

6-9 FIPS county code

10-37 County name

38-43 HUD MSA code (usually same as Census code)

50-77 MSA/PMSA name (or NONMETRO categorization)

2 39-46 FY 1997 Area Median Family Income

for a metropolitan area or for a

nonmetropolitan county

3 28-33 1-person HUD Very Low-Income limit

34-39 2-person HUD Very Low-Income limit

40-45 3-person HUD Very Low-Income limit

46-51 4-person HUD Very Low-Income limit

52-57 5-person HUD Very Low-Income limit

58-63 6-person HUD Very Low-Income limit

64-69 7-person HUD Very Low-Income limit

70-75 8-person HUD Very Low-Income limit

4 28-33 1-person HUD Low-Income limit

34-39 2-person HUD Low-Income limit

40-45 3-person HUD Low-Income limit

46-51 4-person HUD Low-Income limit

52-57 5-person HUD Low-Income limit

58-63 6-person HUD Low-Income limit

64-69 7-person HUD Low-Income limit

70-75 8-person HUD Low-Income limit

5 28-33 Efficiency Fair Market Rent

34-39 1-bedroom Fair Market Rent

40-45 2-bedroom Fair Market Rent

46-51 3-bedroom Fair Market Rent

52-57 4-bedroom Fair Market Rent
Data
Click here
to obtain a national data file with all counties and county subparts.
Click here
to obtain state-level median family income estimates.
Click here
to learn how HUD income limits are calculated.
Click here
to learn how median family incomes are estimated.
To view information for a given county or to download information for a specific State, go to the U.S. map below and click on the State you are interested in. The file format is described below the map.
You can also use the Dropdown below:
Click here
to see the file layout. The data files provide county-level data. Income limits and FMRs are the same for all parts of a metropolitan area. In New England, a county may be split among metropolitan areas and have a nonmetropolitan part. You must use state, county, and metropolitan area codes to find the income limits or FMRs for a New England township.
The file layout is as follows:
Line# Spaces Content

-------------------------------------------------

1 5-6 State FIPS code

8-9 State abbreviation

10-13 FIPS county code

14-41 County name

42-47 HUD MSA code (usually same as Census code)

54-80 MSA/PMSA name (or NONMETRO categorization)

2 1-54 Descriptive name field

55-60 FY 1996 Area Median Family Income for a

metropolitan area or for a nonmetropolitan county

3 1-30 Descriptive name field

31-36 1-person HUD Very Low-Income limit

37-42 2-person HUD Very Low-Income limit

43-48 3-person HUD Very Low-Income limit

49-54 4-person HUD Very Low-Income limit

55-60 5-person HUD Very Low-Income limit

61-66 6-person HUD Very Low-Income limit

67-72 7-person HUD Very Low-Income limit

73-78 8-person HUD Very Low-Income limit

4 1-30 Descriptive name field

31-36 1-person HUD Low-Income limit

37-42 2-person HUD Low-Income limit

43-48 3-person HUD Low-Income limit

49-54 4-person HUD Low-Income limit

55-60 5-person HUD Low-Income limit

61-66 6-person HUD Low-Income limit

67-72 7-person HUD Low-Income limit

73-78 8-person HUD Low-Income limit

5 1-49 Descriptive name field

50-54 Efficiency Fair Market Rent

55-60 1-bedroom Fair Market Rent

61-66 2-bedroom Fair Market Rent

67-72 3-bedroom Fair Market Rent

73-78 4-bedroom Fair Market Rent
Data
1995 Data
in WORD format (*.doc).
1995 Memo
on HUD Median Family Income and Income Limits (*.pdf).
1994 Data
in WORD format (*.doc).
1994 Memo
on HUD Median Family Income and Income Limits (*.pdf).
1993 Data
in text format (*.text).
1993 Layout Explanation
in text format (*.txt).
1993 Memo
on HUD Median Family Income and Income Limits (*.pdf).
1992 Data
in text format (*.text).
1992 Layout Explanation
in text format (*.txt).
1992 Memo
on HUD Median Family Income and Income Limits (*.pdf).
1991 Data
in text format (*.text).
1991 Layout Explanation
in text format (*.txt).
1991 Memo
on HUD Median Family Income and Income Limits (*.pdf).
1990 Data
in text format (*.text).
1990 Memo
on HUD Median Family Income and Income Limits (*.pdf).
1989 Memo
on HUD Median Family Income and Income Limits (*.pdf).
1988 Memo
on HUD Median Family Income and Income Limits (*.pdf).
1986 Memo
on HUD Median Family Income and Income Limits (*.pdf).
PD&R FMR/IL Lookup is
now available
on Apple iOS and Android powered smartphones. Look up Fair Market Rents & Income Limits from HUD’s Policy Develop. & Research!
Income Limits Research
Assessment of Small Area Median Family Income Estimates
Income Limits for Non-Section 8 Programs:
Multifamily Tax Subsidy Projects (MTSPs)
MTSPs are projects funded with tax credits authorized under section 42 of the Internal Revenue Code (the Code) and projects financed with tax exempt housing bonds issued to provide qualified residential rental development under section 142 of the Code should use the Income Limits.
MTSP Income Limits
Uniform Relocation Act Income Limits
Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (Uniform Act or URA)
Community Reinvestment Act (CRA) and Home Mortgage Disclosure Act (HMDA)
Federal Financial Institutions Examination Council (FFIEC) HUD Estimated Metropolitan Area Median Family Income
Homeowner Assistance Fund Income Limits (HAF)
HAF funds are used for qualified expenses that assist homeowners having incomes equal to or less than 150 percent of the greater of the area median income for their household size, or the area median income for the United States, as determined by the Secretary of Housing and Urban Development. The
Homeowner Assistance Fund (HAF)
Income Limits are used for determining eligibility for HAF funds.
Homeowner Assistance Fund Income Limits (HAF)
Tags:
Datasets
Income Limits
Public and Assisted Housing
Area Median Family Income
Housing Choice Vouchers
Section 8
Revised Date:   04/01/2025
All Datasets
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Geospatial Data Resources
Homeowner Assistance Fund Income Limits (HAF)
HOME Homeownership Value Limits
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Metropolitan Area Look-Up (2009)
Multifamily Tax Subsidy Income Limits
Multifamily Utility Allowance Factors
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Qualified Census Tracts and Difficult Development Areas
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Small Area FMR
Special Tabulations of Households
Uniform Relocation Act Income Limits
USPS Vacancies Data
USPS ZIP Code Crosswalk Files
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American Housing Survey
AHS: Housing Affordability Data System
CINCH
Rental Housing Finance Survey
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State of the Cities Data Systems (1970-2009)