Section 8 income limits are set by your local public housing authority, not by the federal government, so the number that matters is the one for your area
The income limit for Section 8 housing depends entirely on where you live. The U.S. Department of Housing and Urban Development (HUD) sets a formula, but your local public housing authority applies it to your county or region. A household that earns too much for Section 8 in San Francisco might may have access to easily in rural Mississippi. There is no single national income limit — you have to check with the authority that runs the program in your area.
Most public housing authorities publish their current income limits on their websites. You can also call them directly and ask what the limit is for a household of your size. Some authorities post the information on HUD's website under their agency name; others keep it only on their own pages. The fastest way is usually a phone call, because websites are not always current.
Income limits change every year, usually in April. If you were over the limit last year, you may be under it now — or vice versa. If you are already receiving Section 8, a small income increase will not end your assistance immediately; most programs allow your income to rise a certain amount before your rent contribution changes.
Key Takeaways
- Your local public housing authority sets the income limit for your area; call them to learn the exact number for your household size.
- Income limits vary widely by location and change every year, usually in April.
- The limit is based on area median income, not on a fixed dollar amount that applies everywhere.
- If you are already receiving Section 8, a modest income increase will not immediately end your assistance, though your rent contribution may change.
- You can find your local authority's contact information through HUD's website or by searching "[your county] public housing authority."
How the income limit is calculated
HUD calculates income limits as a percentage of the area median income (AMI) for your county or metropolitan area. For most programs, the limit is set at 80 percent of AMI. This means a household earning 80 percent of what the median household in your area earns may be within the limit, depending on household size.
Area median income itself changes every year based on U.S. Census data and other economic measures. When AMI rises, the income limit rises with it. When it falls, the limit falls. This is why a family that may have access to last year might not may have access to this year, or vice versa.
Your local authority applies this percentage to your specific household size. A family of four has a different limit than a family of two, even in the same area. The authority's website or staff can tell you the exact limit for your household composition.
What counts as income for Section 8
Section 8 counts most forms of income: wages, self-employment earnings, Social Security, unemployment benefits, child support, and pension payments all count toward the limit. Some income is excluded — for example, the first $480 per year of child support received, or certain educational grants.
The program counts gross income, not net income. If you earn $3,000 per month before taxes and deductions, that $3,000 counts, not what you take home after taxes. Self-employment income is counted after you subtract legitimate business expenses.
If your household includes people who are not on the lease — such as an adult child or a parent living with you — their income usually counts too. The exact rules depend on your local authority's policies, so ask when you contact them about the income limit.
Income limits for different household sizes
Income limits scale up with household size. A single person has a lower limit than a couple, who have a lower limit than a family of four. The exact amounts vary by area, but the pattern is consistent: each additional household member raises the limit.
Your local authority can tell you the limit for each household size in your area. Some post a table on their website showing the limit for one person, two people, three people, and so on. If you cannot find it online, a phone call to the authority will get you the answer in minutes.
What happens if your income rises after you receive Section 8
If you are already receiving Section 8 and your income increases, you do not lose your voucher immediately. Most programs allow your income to rise above the limit by a certain percentage — often 10 to 20 percent — before your assistance ends. During this time, your rent contribution increases as your income rises, but you keep the voucher.
Once your income exceeds the limit by the allowed amount, your assistance terminates. The exact timeline and percentage vary by local authority. When you receive your Section 8 voucher, the authority will explain these rules in writing. If you experience a significant income increase, contact your caseworker right away to understand how it affects your assistance.
How to find your local authority's income limit
Start by searching "[your county name] public housing authority" or "[your city] housing authority." Most authorities have websites listing current income limits by household size. If you cannot find it online, call the authority's main number and ask to speak with someone in admissions or program intake.
You can also visit HUD's website and search for your local authority by name or location. HUD maintains a directory of all public housing authorities in the country. Some authorities post their income limits on HUD's site; others direct you to their own pages.
Have your household size and composition ready when you call. The staff member can tell you whether your household's income falls within the current limit and what documents you would need to provide if you wanted to move forward.
Income limits in high-cost areas versus low-cost areas
Income limits are much higher in expensive housing markets than in affordable ones. A household earning $50,000 per year might be well over the limit in rural Kansas but under the limit in San Francisco or New York City. This reflects the fact that area median income is much higher in expensive regions.
This also means that Section 8 serves different income levels in different places. In a high-cost area, the program may serve households earning $60,000 or more. In a low-cost area, the limit might be $25,000. Both are set at 80 percent of their respective area median incomes.
Frequently Asked Questions
Can I find out the income limit before I contact my local authority?
Yes. Search your county or city name plus "public housing authority income limits" or visit HUD's website and look up your local authority. Many post current limits online. If you cannot find them, a quick phone call to the authority will give you the exact number for your household size.
Does the income limit include my spouse's income?
Yes. If you are married and both spouses live in the household, both incomes count toward the limit. If you are unmarried but living together, the rules depend on your local authority's policies — ask when you contact them.
What if my income is seasonal or varies month to month?
Most authorities average your income over the past 12 months or use your most recent year's tax return. If you are self-employed or have irregular income, bring documentation showing your typical annual earnings. The authority will explain exactly what they need to see.
If I am over the income limit now, could I become may be able to access later?
Yes, if your income decreases or if the area median income rises enough to raise the limit. Income limits change every year. You can reapply if your circumstances change, or contact your local authority to ask when they next update the limit.
Do income limits apply to people already receiving Section 8?
Income limits apply to new applicants. If you already have a voucher, you can keep it even if your income rises above the limit, though your rent contribution will increase. Your assistance ends only after your income exceeds the limit by a certain percentage, which varies by authority.