Section 8 Income Limits (2026): Do You Qualify?

One of the most common questions about Section 8 is "do I make too much money to qualify?" The answer depends on where you live and how many people are in your household. HUD sets income limits for every county in the country, and they're updated every year. This guide explains how income limits work, what counts as income, and how to check the exact numbers for your area.

Here's the short version: To qualify for Section 8, your household income must be below 50% of your area's median income (AMI). Most vouchers go to people earning below 30% AMI (called "extremely low income"). Limits vary dramatically by location — a family of four might qualify at $40,000 in a rural area or $60,000+ in a high-cost city.

How Section 8 Income Limits Work

HUD calculates income limits based on the Area Median Income (AMI) for every metropolitan area and county in the United States. The AMI is the middle point — half of families in your area earn more, and half earn less.

Section 8 uses three income categories:

• Extremely Low Income (ELI): Earning 30% or less of AMI — this is the highest priority category, and by law, at least 75% of new vouchers must go to families at this level
• Very Low Income (VLI): Earning 50% or less of AMI — this is the standard eligibility cutoff for Section 8
• Low Income: Earning 80% or less of AMI — eligible for some programs but generally NOT for Section 8 vouchers (some public housing and LIHTC properties use this threshold)

The key number for Section 8 eligibility is 50% of AMI. If your household income is at or below this number, you're eligible to apply.

Example Income Limits by Household Size

Income limits increase with each additional household member. Here's an example of how they scale for a mid-range metro area (these are illustrative — your area's numbers will be different):

Important: These are example numbers for a mid-range area. Your area's limits could be significantly higher (in expensive cities like San Francisco, New York, or Boston) or lower (in rural areas with lower median incomes). Always check the actual limits for your specific location.

How to Find Your Area's Exact Income Limits

HUD publishes updated income limits every year, typically in the spring. Here's how to find yours:

Option 1: HUD's Income Limits Tool
Visit huduser.gov/portal/datasets/il.html. Select your state, then your county or metro area, and it will show you the exact dollar amounts for each household size and income category.

Option 2: Call your PHA
Your local Public Housing Authority knows the current limits for your area. Call and ask: "What are the income limits for a household of [your size]?" They'll give you the exact number. Find your PHA using our PHA finder guide.

Option 3: Use our eligibility screener
Our eligibility screener tool asks a few quick questions and tells you which programs you likely qualify for based on your income and situation.

What Counts as Income (and What Doesn't)

HUD has specific rules about what counts toward your household income for eligibility purposes. This matters because some income sources don't count, and deductions can lower your countable income.

Income That Counts

• Wages, salaries, overtime, tips, and bonuses
• Self-employment income (net)
• Social Security benefits (retirement and survivor)
• SSI and SSDI
• Pensions and annuities
• Unemployment compensation
• Child support and alimony received
• Regular cash contributions or gifts (from family, etc.)
• Military pay and allowances
• Interest, dividends, and net rental income
• Workers' compensation

Income That Does NOT Count

• SNAP benefits (food stamps)
• WIC benefits
• One-time payments (insurance settlements, inheritance, back pay)
• Tax refunds and earned income credits
• Income from children under 18 who are full-time students
• Foster care payments
• Student financial aid (for tuition, fees, and education costs)
• Temporary, nonrecurring, or sporadic income (including gifts)
• Amounts received specifically for medical expenses
• Live-in aide income

Deductions That Lower Your Countable Income

Even if your gross income is above the limit, deductions may bring you below it. HUD allows these deductions from annual income:

• $480 per dependent: For each household member who is under 18, a student, or disabled
• $400 for elderly/disabled household: If the head of household, spouse, or sole member is elderly (62+) or disabled
• Medical expenses: Unreimbursed medical expenses exceeding 3% of annual income (elderly/disabled households only)
• Disability assistance expenses: Attendant care or assistive equipment costs that enable a household member to work
• Child care: Child care costs necessary for a household member to work, look for work, or attend school

I'm Above the Limit — Am I Totally Out of Options?

Not necessarily. Here are situations where you might still qualify for housing assistance:

• Your income recently dropped: PHAs look at your current/anticipated income, not last year's tax return. If you lost your job or had hours cut, your current income may qualify you
• You're close to the cutoff: Apply anyway. Deductions (dependents, medical costs, disability expenses) can bring your countable income below the threshold
• Try other programs: LIHTC housing uses 60% AMI in many cases. Some workforce housing goes up to 80% AMI. Our program comparison tool can help you explore options
• Different PHAs have different limits: If you live near a county line, the adjacent county may have higher income limits. Check neighboring areas

What Happens If My Income Goes Up After I'm on Section 8?

Getting a raise or new job while on Section 8 does NOT automatically disqualify you. Here's how it works:

Your rent portion is recalculated at your annual recertification. If your income goes up, you'll pay a higher share of rent (still capped at 30% of your adjusted income in most cases). You only "graduate" from the program if your income rises to the point where your calculated rent share equals or exceeds the full market rent — at which point you're paying market rate anyway.

Some PHAs also have mandatory minimum rent requirements ($50/month is common) regardless of income. And if your income increases dramatically mid-year, you're required to report it — but you won't lose your voucher immediately. The system is designed to encourage employment growth, not punish it.

For more on what happens when your income changes, see our guide on how recertification works.