Section 8 income limits are set by the U.S. Department of Housing and Urban Development (HUD) and vary by county based on the area's median income
Your household's income determines whether you can participate in Section 8 and how much you pay toward rent. HUD calculates a limit for each county — usually 50% of the area median income, though some areas use 60%. If your household income falls below that limit, you may be considered for the program. If it exceeds the limit, you cannot participate, even if you are on a waiting list.
The limits change every year, usually in April. They also differ significantly between counties. A household of four might have an income limit of $38,000 in one rural county and $72,000 in an urban area. This means you need to know the specific limit for your county, not a national figure.
Income limits apply at the time you are first approved for Section 8. Once you receive a voucher and move into a unit, your income can increase without affecting your participation — though your rent contribution may rise if your income goes up significantly.
Key Takeaways
- HUD sets income limits by county each year, usually at 50% of the area median income, and you must be below that limit to participate in Section 8.
- Income limits vary widely by location — a family of four might may have access to in one county but not another just miles away.
- Your local public housing authority publishes the current income limits for your county and can tell you whether your household meets the threshold.
- Once you receive a Section 8 voucher, your income can increase without losing the voucher, though your rent share may change if income rises substantially.
- Income is calculated as gross annual earnings from all household members, including wages, self-employment, Social Security, and some other sources.
How HUD calculates the income limit for your county
HUD determines the area median income (AMI) for each county by looking at U.S. Census data and other sources. The income limit is then set at a percentage of that AMI — most commonly 50%, but some areas use 60% or other percentages depending on local housing needs and federal funding rules.
A county's AMI can shift year to year based on economic changes. When AMI rises, the income limit rises with it. When it falls, the limit falls. This is why the limits you see published in April may be different from the previous year, even in the same county.
The public housing authority in your county publishes these limits every year. You can find them on the authority's website, or you can call and ask for the current income limit for your household size. They are public information and free to obtain.
What counts as income for Section 8
HUD counts gross income — the total before taxes — from most sources. This includes wages from employment, self-employment income, Social Security benefits, Supplemental Security Income (SSI), unemployment benefits, child support, alimony, and pension or retirement income. It also includes income from rental property, interest, and dividends.
Some income sources are excluded or partially excluded. For example, the first $480 per year of child support received is not counted. Income from full-time students under age 24 is partially excluded. Lump-sum payments like inheritance or insurance settlements are usually not counted as ongoing income. Temporary assistance programs in some states may be excluded.
The public housing authority will ask you to document all income sources when you apply. You will need recent pay stubs, tax returns, benefit award letters, and bank statements. If your income is irregular or seasonal, they average it over the past 12 months.
Income limits for different household sizes
Income limits scale with household size. A single person has a lower limit than a family of four, which has a lower limit than a family of eight. HUD publishes the limit for each size, and the public housing authority uses these to determine whether your specific household qualifies.
Household size includes everyone living in the unit who is on the lease or is a dependent. It does not include live-in aides or caregivers in most cases. If you are unsure whether someone counts toward your household size, ask the public housing authority — the answer affects whether you meet the income limit.
| Household Size | Example Income Limit (varies by county) |
|---|---|
| 1 person | Typically 50–60% of area median income |
| 2 people | Typically 57–68% of area median income |
| 4 people | Typically 70–84% of area median income |
| 8 people | Typically 100–120% of area median income |
These percentages are approximate and vary by county. The actual dollar amount depends on your area's median income. Always check with your local public housing authority for the exact limit that applies to you.
What happens if your income exceeds the limit
If your household income is above the limit when you apply, you cannot be approved for Section 8. You will be denied, and you cannot reapply until your income drops below the limit. Some authorities maintain waiting lists and will reconsider you if your circumstances change, but this varies by location.
If you are already receiving Section 8 and your income rises above the limit, you do not lose your voucher. Section 8 protects people who were approved when their income was below the limit. However, your rent contribution will increase as your income rises, and you may eventually pay close to market rent. At that point, Section 8 becomes less valuable to you, but you retain the voucher.
Some households experience a temporary income increase — for example, a bonus or one-time payment — that pushes them over the limit for a single year. The public housing authority will look at your average income over 12 months, not a single month, so a temporary spike usually does not disqualify you if your typical income is below the limit.
How to find the income limit for your county
Your local public housing authority is the fastest source. Call the authority's main number and ask for the current Section 8 income limit for your household size. They can tell you in minutes whether you fall below the threshold. Many authorities also post income limits on their websites.
HUD maintains a list of all public housing authorities by state on its website. You can search for your county or city to find the contact information. Some authorities have online portals where you can view income limits without calling.
If you cannot reach your local authority, you can contact your state housing finance agency or a local community action agency. These organizations often have the same information and can point you toward the right authority.
Frequently Asked Questions
Does my spouse's income count if we are married but file taxes separately?
Yes. HUD counts the income of all household members, regardless of how they file taxes. If you and your spouse live together, both incomes are included in the calculation, even if you file separate returns or one spouse has no income.
If I am on a waiting list and my income goes over the limit, can I still get Section 8 later?
It depends on your local authority's policy. Some will remove you from the list if your income exceeds the limit and allow you to reapply if it drops again. Others may hold your place. Contact your public housing authority to learn their specific rule.
What if I lose my job and my income drops — can I reapply?
If you were previously denied because your income was too high, yes, you can reapply once your income falls below the limit. You will need to document your current income with recent pay stubs, benefit award letters, or other proof. Contact your local authority to restart the process.
Are there any income limits for people over 62 or people with disabilities?
No. The same income limits apply to all households, regardless of age or disability status. However, some authorities prioritize elderly and disabled applicants on waiting lists, which may affect how quickly you move through the process.
Can I count child support I receive as income?
Yes, child support counts as income. However, the first $480 per year is excluded from the calculation. Any amount above $480 is counted as gross income.