Section 8 income limits are set by your local housing authority, not by a single national number

There is no single income limit for Section 8 across the United States. Instead, each local Public Housing Authority (PHA) sets its own limits based on the median income in that area. A household earning $50,000 per year might be over the limit in a rural county but well under it in a major city. Your PHA publishes these numbers every year, usually by March, and they change annually based on updated income data from the U.S. Department of Housing and Urban Development (HUD).

The limit your PHA uses depends on your household size. A family of two has a different threshold than a family of five. Most PHAs set their limit at 50 percent of the area median income (AMI) for your family size, though some go as high as 80 percent AMI. This means if the median income for a family of three in your area is $60,000, the limit at 50 percent AMI would be $30,000 per year.

You can find your local PHA's current income limits on their website or by calling them directly. HUD also maintains a searchable database of all PHAs and their limits at www.hud.gov. The limits are usually listed in a table organized by family size.

Key Takeaways

  • Income limits vary by location and are set by your local Public Housing Authority, not by the federal government as a whole.
  • Limits are based on the area median income where you live and are recalculated each year, usually by March.
  • Your household size determines which income threshold applies to you — a family of two has a different limit than a family of five.
  • You can find your area's current limits by contacting your local PHA or searching HUD's online database.
  • Going slightly over the limit does not automatically disqualify you; some PHAs have waiting lists and may consider households at higher income levels depending on local rules.

How your local PHA calculates the limit for your family size

Most PHAs use a percentage of the area median income (AMI) as their starting point. The area median income is the middle point of what households in your region earn — half earn more, half earn less. HUD calculates this figure for every county and metropolitan area in the country each year.

If your PHA uses the standard 50 percent AMI limit, they take that year's median income for your area and your family size, then set the limit at half that amount. Some PHAs, particularly in high-cost areas or areas with housing shortages, use 60 percent or 80 percent AMI instead, which allows higher-income households to participate. A few PHAs use even lower percentages, such as 30 percent AMI.

The table your PHA publishes will show the exact dollar amount for each family size. For example, a PHA might list: Family of 1: $28,500; Family of 2: $32,550; Family of 3: $36,600; Family of 4: $40,650. These numbers change every year because the underlying median income figures change.

What counts as income for Section 8 purposes

Section 8 income limits count most types of household earnings. This includes wages from employment, self-employment income, Social Security benefits, unemployment benefits, child support, alimony, pension payments, and interest or dividend income. If money regularly comes into your household, it likely counts toward the limit.

Some income sources do not count. Student financial aid, certain scholarships, foster care payments, and some types of information for people with disabilities are excluded. Temporary information programs and certain one-time payments may also be excluded. Your PHA can tell you whether a specific income source counts in your situation.

Income is usually calculated as your household's gross annual income — the total before taxes are taken out. Your PHA will ask for recent pay stubs, tax returns, or benefit statements to verify the amounts you report. If your income varies month to month, they typically average it over the past 12 months or use the most recent month as a baseline.

What happens if your income is at or near the limit

If your household income is below the limit set by your PHA, you meet the income requirement. If your income is above the limit, you do not meet it for that program year. However, being above the limit does not mean you have no options. Some PHAs maintain waiting lists and may consider households above the limit if funding allows or if local policy permits it. Others may place you on a waiting list and reconsider you if your income drops in a future year.

Income limits are checked when you first explore and then recertified annually. If your income increases after you are admitted to the program, you may be required to pay a higher share of rent (called the tenant portion), but you typically will not be removed from the program when ready. Your PHA will explain their recertification process when you explore.

If you are currently receiving Section 8 and your income increases, you must report it to your PHA. Failing to report income changes can result in overpayment of subsidies, which you may be required to repay.

How to find your local PHA's income limits

Start by identifying your local Public Housing Authority. If you live in a city or county with its own PHA, that is your authority. If you live in a smaller area, you may be served by a regional PHA that covers multiple counties. You can search for your PHA on HUD's website at www.hud.gov/program_offices/public_indian_housing/pha_contacts.

Once you have identified your PHA, visit their website or call their main office. Most PHAs post their current income limits prominently on their website, often in a PDF document labeled "Income Limits" or "Admission Requirements." If you cannot find them online, call and ask to speak with someone in the admissions or intake department. They can tell you the exact limit for your household size and answer questions about what counts as income.

Keep in mind that income limits change every year, usually in March or April. If you are planning to explore, check the current year's limits rather than relying on numbers from a previous year.

Income limits in different types of areas

Income limits are significantly higher in expensive metropolitan areas than in rural regions. A family of four might have an income limit of $65,000 in a major city but only $35,000 in a rural county. This reflects the difference in cost of living and median incomes across regions.

Some areas have multiple PHAs serving different parts of the same region, and their limits may differ slightly. For example, a suburban PHA and an urban PHA in the same metro area might use different percentages of AMI, resulting in different dollar limits. If you live near a PHA boundary, it is worth checking both to understand your options.

High-cost areas like San Francisco, New York, and Los Angeles often use higher percentages of AMI (sometimes 60 or 80 percent) to allow more households to participate, since even median-income households struggle to afford housing in those markets.

Frequently Asked Questions

What if my income is $500 over the limit?

Being slightly over the limit typically disqualifies you for that program year, though some PHAs may place you on a waiting list or reconsider you if your income drops. Contact your local PHA to ask about their specific policy. Income limits are strict, but some authorities have flexibility in how they explore them.

Do I need to report income changes after I am admitted to Section 8?

Yes. You must report income changes to your PHA, usually during your annual recertification. If your income increases, you may pay a higher share of rent, but you typically will not lose your voucher when ready. Failing to report changes can result in overpayment of subsidies that you must repay.

Are income limits the same for public housing and Section 8 vouchers?

Income limits are similar but may differ slightly between programs. Both use HUD's area median income figures, but individual PHAs may set different percentages for each program. Check with your local PHA to confirm the limits for the specific program you are interested in.

What if my household size changes after I am admitted?

Your PHA will recalculate your income limit based on your new household size during your next recertification. If a family member moves in or out, report it to your PHA. Your rent portion may change, but a change in household size alone does not usually remove you from the program.

How often do income limits change?

Income limits are recalculated every year, usually by March or April, based on updated median income data from HUD. You can check your PHA's website in early spring to see the new limits for that program year.