Section 8 income limits are set by your local Public Housing Authority and change each year based on area median income

There is no single national Section 8 income limit. Instead, each Public Housing Authority (PHA) — the local agency that runs Section 8 in your area — sets its own limits based on what the U.S. Department of Housing and Urban Development calculates as the median income for your county or metropolitan area. This means the cutoff in one city can be significantly higher or lower than in another, even in the same state.

The limit is usually set at 50% of the area median income for your household size, though some PHAs use 60%. A family of four in San Francisco will have a much higher income limit than a family of four in rural Mississippi, because the median income is higher in the Bay Area. Your PHA publishes its current limits every year, usually by March or April.

Income limits also rise or fall based on whether the area's median income goes up or down. If your area's economy grows and median income increases, the Section 8 limit for the next year will be higher. If median income drops, so does the limit.

Key Takeaways

  • Your local Public Housing Authority sets the Section 8 income limit for your area each year, based on area median income, not a federal number that applies everywhere.
  • The limit is usually 50% of area median income, though some PHAs use 60%, and it varies by household size — a family of four has a different limit than a single person.
  • You can find your area's current income limits on your PHA's website or by calling them directly; limits change annually and are published early in the year.
  • If your income is at or below the limit when you are selected from the waiting list, you are considered income-may be able to access; if your income rises after you receive a voucher, you may still keep it under income recertification rules.

How your household income is counted

When the PHA calculates whether your income falls within the limit, they count gross income — the money before taxes are taken out. This includes wages from employment, self-employment income, Social Security, disability benefits, unemployment benefits, child support, alimony, and regular cash gifts from family members.

Some income is not counted. Temporary assistance programs like TANF (Temporary Assistance for Needy Families), food stamps, and certain education grants do not count toward the income limit. Income earned by children under 18 who are in school does not count. Lump-sum payments like tax refunds or inheritance do not count as ongoing income.

The PHA will ask you to provide documentation of income — recent pay stubs, tax returns, benefit letters, or a statement from your employer. If your income varies month to month, they average it over the past 12 months or use the most recent month as a baseline, depending on the PHA's rules.

What happens if your income is above the limit

If your household income is above the limit when you are selected from the waiting list, you will not be offered a voucher at that time. You can reapply later if your income drops, or you can ask to be placed back on the waiting list to be considered again in the future.

If your income rises after you already have a Section 8 voucher, you do not automatically lose it. The PHA recertifies your income once a year. If your income exceeds the limit at recertification, you enter a phase-out period — usually one year — during which you keep your voucher but your rent contribution increases. After the phase-out period ends, you must leave the program.

Some PHAs have local preferences that prioritize people below a certain income threshold, even if they are above the official Section 8 limit. These preferences vary by location and are listed in the PHA's admissions plan.

Finding your area's specific income limit

Your PHA publishes income limits on its website, usually in a table organized by household size. To find your PHA, search "[your city or county] Public Housing Authority" or visit HUD's PHA directory at hud.gov. Once you find your PHA's website, look for "income limits," "admissions," or "Section 8" pages.

If you cannot find the limits online, call your PHA's main number and ask for the current income limit for your household size. Have your household composition ready — the number of people living with you, including children and any dependents you claim on taxes. The staff member can tell you the exact number in minutes.

Income limits are updated annually, so if you were told a limit six months ago, ask for the current year's limits. The change is usually small year to year, but it matters for borderline cases.

Income limits versus rent contribution

The income limit determines whether you can enter the Section 8 program. Once you are in, your rent contribution is calculated differently — it is based on 30% of your adjusted gross income, not on the income limit itself. This means two households with the same income may pay different rent if one has deductions the other does not.

Deductions that lower your adjusted income include child care costs, medical expenses for elderly or disabled household members, and disability assistance expenses. The more deductions you have, the lower your adjusted income, and the lower your rent contribution.

A household at the income limit will pay roughly 30% of their income as rent. A household well below the income limit may pay the same 30%, or they may pay a PHA-set minimum rent if their calculated share falls below it (usually $50 to $75 per month).

Waiting lists and income limits

Many PHAs have closed waiting lists because demand for Section 8 far exceeds available vouchers. When a waiting list opens, it may stay open for only a few days or weeks. During that window, you can request to be added to the list, but you are not checked against the income limit until you are actually selected — sometimes years later.

This means you can be on the waiting list even if your income is currently above the limit. By the time you are selected, your income may have changed. The PHA will verify your income at the time of selection, not at the time you joined the list.

If you are selected and your income is above the limit at that moment, you will be told you are not income-may be able to access for that round. You can ask to remain on the list for the next selection cycle.

How income limits differ from other housing programs

Section 8 income limits are different from income limits for public housing, which are set at 80% of area median income. They are also different from limits for other HUD programs like HOME or LIHTC (Low-Income Housing Tax Credit) properties, which may use 60% or 80% of area median income.

If you are looking at multiple housing assistance programs, check each one's income limit separately. A household that is over the Section 8 limit might still be within the limit for public housing or for a tax-credit apartment building.

Frequently Asked Questions

Does my income have to stay below the limit to keep my Section 8 voucher?

No. Once you have a voucher, you can keep it even if your income rises above the limit, up to a point. Your income is recertified yearly. If it exceeds the limit, you enter a one-year phase-out period where your rent share increases. After that year, you must leave the program.

What counts as income for Section 8?

Gross income from employment, self-employment, Social Security, disability, unemployment, child support, and regular cash gifts counts. Temporary assistance like TANF and food stamps, child earnings under 18, and lump-sum payments do not count.

Can I be on the waiting list if my income is above the limit right now?

Yes. Your income is only checked when you are selected from the waiting list, which may be years later. If your income is above the limit at selection time, you will not receive a voucher that round, but you can ask to stay on the list.

Is the Section 8 income limit the same everywhere?

No. Each Public Housing Authority sets its own limit based on area median income. A family of four in a high-cost city will have a much higher income limit than the same family size in a rural area.

What if I am self-employed — how does the PHA count my income?

The PHA will ask for your last two years of tax returns and may ask for recent business records. They typically average your net self-employment income over the past two years, or use the most recent year if it is more representative of your current earnings.