Section 8 income limits are set by your local public housing authority, not by the federal government, so the dollar amount that disqualifies you depends entirely on where you live.
The U.S. Department of Housing and Urban Development (HUD) sets a formula, but each housing authority plugs in local median income data and decides the actual cutoff. A household that earns too much in San Francisco might may have access to in rural Mississippi. Income limits also shift year to year as local median income changes. This means you cannot know whether you are within the limit without contacting your specific housing authority — not HUD, not a national hotline, but the office that actually runs Section 8 in your county or city.
Most housing authorities use 80 percent of area median income as the ceiling, though some use 50 percent or other thresholds depending on their funding and local policy. A family of four might have a limit of $52,000 in one place and $68,000 in another. The only way to find the exact number for your household size and location is to call your housing authority directly or check their website.
Key Takeaways
- Income limits vary by location and household size, and your local housing authority sets the actual dollar amount, not HUD.
- Most housing authorities use 80 percent of area median income as the limit, but some use different percentages based on local policy.
- Income limits change annually, usually in the spring, so a limit that applied last year may not apply this year.
- You must contact your local housing authority to learn the current limit for your household size and location.
- Income is counted before taxes and includes wages, Social Security, disability payments, child support, and other regular sources.
How Your Local Housing Authority Calculates the Limit
Your housing authority starts with the area median income (AMI) for your county or metropolitan area, published each year by HUD. If the AMI for a family of four is $85,000, and the authority uses 80 percent, the income limit becomes $68,000. If it uses 50 percent (for extremely low-income programs), the limit drops to $42,500. The percentage chosen depends on the authority's funding source and local housing policy.
The limit applies to gross household income, meaning income before taxes are taken out. This includes wages from employment, Social Security benefits, Supplemental Security Income (SSI), Veterans benefits, child support received, alimony, unemployment benefits, and regular income from self-employment or rental property. One-time payments like tax refunds or insurance settlements do not count.
Household size matters because limits are higher for larger families. A single person might have a limit of $32,000, while a family of four has a limit of $52,000 in the same location. You must report everyone who lives in the household and receives income, including adult children, roommates, and elderly relatives.
What Happens If Your Income Is at or Above the Limit
If your household income exceeds the limit, you cannot be placed on the waiting list or receive a voucher. Some housing authorities have exceptions for people already receiving vouchers whose income rises — they may be allowed to keep the voucher for a set period (often two years) before losing it. But for new applicants, exceeding the limit is a hard stop.
Income limits are checked at the time you are offered a voucher, not when you apply. Waiting lists can be years long, so your income might change between application and offer. If you earn more money while waiting, you may no longer meet the limit when your name comes up. Conversely, if your income drops, you will still be within the limit.
Income Deductions and Special Circumstances
Some housing authorities allow deductions from gross income that can lower your counted income. Common deductions include child care costs, medical expenses for elderly or disabled household members, and disability-related expenses. These deductions are not automatic — you must report them and provide documentation like receipts or medical bills. Not all housing authorities use the same deductions, so ask your local authority which ones they recognize.
If a household member is elderly or has a disability, some authorities may exclude a portion of their income or allow larger deductions. These rules vary widely. The only way to know what applies to your situation is to speak directly with your housing authority's intake staff.
When Income Limits Change and How to Stay Informed
HUD publishes new area median income figures each spring, and most housing authorities update their income limits by May or June. If your income was just below the limit last year, a new limit could push you over. If you were above the limit, a new limit might bring you back in range. This happens every year, so it is worth checking back with your housing authority annually if you were previously denied.
Your housing authority's website usually lists current income limits by household size. If the website does not have them, call the intake or may be able to access office and ask for the current limit for your household size. Write down the limit and the date you received it, because staff may ask for proof that you knew the limit when you applied.
How to Find Your Local Housing Authority's Income Limit
Start by searching "[your city or county] public housing authority" or "[your city or county] housing authority Section 8." Most housing authorities have websites with income limits posted in a downloadable chart or PDF. If you cannot find it online, call the main office and ask to speak with someone in intake or may be able to access. Have your household size and the current year ready.
If you do not know which housing authority serves your area, use HUD's Public Housing Authority Directory at hud.gov, which lists every authority by state and county. Some rural areas are served by regional authorities that cover multiple counties. Once you identify the right office, ask for the income limit chart and request it in writing if possible, so you have a record of what you were told.
Income Limits for Different Household Sizes
Income limits scale with household size, but not proportionally. A single person's limit is not half a family of four's limit. The difference between a one-person and two-person limit is usually smaller than the difference between a three-person and four-person limit. Below is an example of how limits might be structured in one location, though your actual limits will differ based on your area's median income:
| Household Size | Example Income Limit (80% AMI) |
|---|---|
| 1 person | $32,000 |
| 2 people | $36,500 |
| 3 people | $41,000 |
| 4 people | $45,500 |
| 5 people | $49,200 |
| 6 people | $52,500 |
These numbers are for illustration only. Your actual limits depend on your location and the percentage of AMI your housing authority uses. Always request the official limit from your housing authority rather than using an example.
Frequently Asked Questions
Does my income have to be below the limit, or can it be exactly at the limit?
Most housing authorities allow income at or below the limit. If the limit is $45,500 and your income is $45,500, you should meet the income requirement. However, some authorities have a strict "below" policy, so ask your housing authority whether they count income at the limit as acceptable or whether it must be lower.
If I get a raise after I am offered a voucher, will I lose it?
Not immediately. Most housing authorities allow voucher holders to keep their vouchers even if income rises above the limit, usually for two years. After that period, your voucher may be terminated. The exact rules depend on your housing authority's policy, so ask about this when you receive your voucher.
Does child support I receive count as income?
Yes, child support received counts as gross household income. Alimony also counts. If you pay child support or alimony, that does not reduce your counted income — only money coming in counts toward the limit, not money going out.
What if my income varies month to month because of seasonal work?
Housing authorities typically average your income over the past 12 months or use your most recent year's tax return to determine your annual income. If you work seasonal jobs, bring documentation of all income sources for the past year so the authority can calculate an accurate average.
Can I be denied Section 8 only because my income is too high?
Yes. Exceeding the income limit is grounds for denial on its own. You do not need other reasons to be denied. However, if your income is within the limit, you can still be denied for other reasons, such as criminal history, eviction history, or failure to provide required documents.