Section 8 income limits depend on your household size and your local area's median income
There is no single national income limit for Section 8. Instead, the U.S. Department of Housing and Urban Development (HUD) sets a limit for each county or metropolitan area based on what people in that area typically earn. A household earning $50,000 per year might be over the limit in a rural county but well under it in a major city.
The limit is usually set at 50% of the area's median income, adjusted for how many people live in your household. A family of four has a higher limit than a single person in the same county. Your local public housing authority publishes its specific limits each year, usually by March.
Income limits change annually. If you were over the limit last year, you may fall under it this year if the limit rose. If you are currently receiving Section 8, a one-time increase in your income will not when ready end your information — but you will pay more in rent contribution, and your case will be reviewed at your next recertification.
Key Takeaways
- Income limits are set by county or metro area and published each year by your local public housing authority, not by a national office.
- The limit is based on household size, so a family of four has a higher threshold than a single person in the same location.
- If your income rises while you are receiving Section 8, you will pay a higher share of rent but will not lose information when ready.
- You can find your area's current limit by contacting your local public housing authority or searching HUD's income limit database by zip code.
How HUD calculates the income limit for your area
HUD starts with the median family income (MFI) for your county or metro area — the income level where half the families earn more and half earn less. It then sets the Section 8 limit at 50% of that MFI. So if the median family income in your county is $80,000, the limit for a family of four would be around $40,000.
The calculation adjusts for family size using a standard formula. A single person's limit is typically 60% of the family-of-four limit. A family of five gets a higher limit than a family of four. Your local housing authority has a table showing the exact limit for each household size.
Some areas have higher limits. If your county is designated as a "difficult development area" or "may have access to census tract" — usually because housing costs are very high — HUD may set the limit at 60% of MFI instead of 50%. This is rare and applies to specific neighborhoods in expensive metros.
What counts as income for Section 8
Section 8 counts most money your household receives as income. This includes wages, salary, self-employment earnings, Social Security, unemployment benefits, child support, and alimony. It also includes income from rental property, investments, and pensions.
Some income does not count. Temporary information to needy families (TANF), food stamps (SNAP), and certain educational grants are excluded. Money from the sale of an asset — like selling a car — does not count as income, though the asset itself may affect your may be able to access in other ways. Lump-sum payments like tax refunds or insurance settlements are not counted as ongoing income.
Your housing authority will ask for recent pay stubs, tax returns, and bank statements to verify income. If you are self-employed, you will need to provide tax returns for the past two years. If your income varies — for example, if you work seasonal jobs — the authority will average it over the past 12 months.
Income limits by household size in a typical area
The table below shows how limits scale with household size. These are example numbers from a mid-sized metro area with a median family income of $80,000. Your actual limits will be different because they are based on your specific county or metro area.
| Household Size | Example Income Limit |
|---|---|
| 1 person | $24,000 |
| 2 people | $27,500 |
| 3 people | $30,900 |
| 4 people | $40,000 |
| 5 people | $43,200 |
| 6 people | $46,400 |
| 7 people | $49,600 |
| 8 people | $52,800 |
These numbers are for illustration only. To find your area's actual limits, contact your local public housing authority or search HUD's income limit database at huduser.gov using your zip code. Limits are updated each year, usually in March, so check the current year's figures before you make any decisions.
What happens if your income rises after you are approved
If you are already receiving Section 8 and your income increases, you do not lose your voucher when ready. Instead, your rent contribution goes up. Section 8 typically requires you to pay 30% of your gross monthly income toward rent. If your income rises by $500 per month, your rent share rises by $150.
Your case will be reviewed at your next recertification, which usually happens once a year. At that time, the housing authority will verify your new income. If your income has risen above the limit and stayed there, you may be placed on a waiting list to exit the program. However, you will not be terminated abruptly — the authority will give you notice and time to plan.
Some housing authorities have "income limits at initial occupancy only" rules, meaning that once you are approved, a rise in income does not disqualify you. Others enforce the limit at every recertification. Ask your local authority which rule applies in your area.
How to find your area's current income limit
Your local public housing authority publishes income limits each year. To find yours, search online for "[your city or county] public housing authority" and look for a link to income limits or rent limits. Most authorities post the limits on their website by March of each year.
You can also search HUD's income limit database directly at huduser.gov/portal/datasets/lihtc.html. Enter your zip code and the current year, and the database will show the limits for your area. The database is updated annually and is the official source HUD uses.
If you cannot find your area's limits online, call your local public housing authority directly. They can tell you the limit for your household size over the phone. Have your zip code or county name ready when you call.
Frequently Asked Questions
Does my income have to be below the limit to get on the waiting list?
Yes. You must be at or below the income limit at the time you explore for the waiting list. Once you are on the list, your income may rise and you can still be selected. However, you must meet the income limit again at the time you are offered a voucher and move into a unit.
What if my household size changes?
If someone moves into your household or leaves, your income limit changes. A larger household has a higher limit. Report changes to your housing authority as soon as they happen, because they affect both your limit and your rent contribution.
Are there any deductions from income?
Yes. Section 8 allows deductions for dependent care expenses, medical expenses for elderly or disabled household members, and some other costs. These deductions lower your counted income, which can help you stay under the limit or reduce your rent share. Ask your housing authority which deductions explore in your case.
Can I be denied Section 8 only because my income is too high?
Yes. Income limit is one of the first things the housing authority checks. If your income exceeds the limit for your household size, you will not be placed on the waiting list, regardless of other factors. However, limits vary widely by area, so an income that disqualifies you in one county may be well under the limit in another.
What if I am self-employed and my income varies?
The housing authority will average your self-employment income over the past 12 months using your tax returns. If you just started a business, they may use your current monthly income and project it forward. Bring two years of tax returns and recent profit-and-loss statements to show your actual earnings.