Estimates of median family income for metropolitan and non-metropolitan areas are developed as follows:

- 2009-2013 ACS estimates of median family income calculated by the Census Bureau for HUD's Fair Market Rent and Income Limit areas are used as the basis for FY 2016.
- In areas where the 2013 5-year ACS estimate is smaller than the reported margin of error, the state non-metro estimate of median family income is used.
- In areas where there is a 2013 1-year ACS estimate of median family income that exceeds its margin of error, the 1-year ACS estimate becomes the basis for median family income.
- Once the appropriate 2013 ACS data has been selected, the data are set as of December 2014 using the December national CPI value divided by the 2013 National CPI value.
- All estimates are then trended from December 2014 to April 2016 (1 ¼ year) with a trending factor of 1.66% per year. The trend factor is calculated as the annual growth rate in the national 1-year estimate of median family income between the 2008 and 2013 American Community Surveys.

**$inputname$ **does not have published local area 1-year 2013 ACS Survey results.

- The following are the 2013 American Community Survey 5-year median income estimate and margin of error for
**,**:Area ACS _{2013}5-Year

Median IncomeACS _{2013}5-Year

Margin of ErrorRatio Result **,**/

=< 1

**Use ACS**_{2013},

Median Income - Since there is no ACS
_{2013}1-year estimate available, the ACS_{2013}5-year value is used for the estimate of median income and the ACS update factor is set to**1.0** - The calculation of the CPI Update Factor is as follows:
Area 2014 December CPI 2013 Annual CPI CPI Update Factor **,**227.033 218.056 (227.033 / 218.056)

=**1.04117** - The FY 2016 median family income is estimated as follows:
Area ACS _{2013}5-Year EstimateCPI Update Factor Trending

1.66% for 1.25 yearsFY 2016

Area MFI Estimate**,**1.04117 1.0166 ^{1.25}

=

1.02074( * 1.04117 * 1.02074)

=**$218.06** - In keeping with HUD policy, the median family income estimate is rounded to the nearest $100:
Area Unrounded

FY 2016 MFI EstimateRounded

FY 2016 MFI Estimate**,**$218.06 $200 *NOTE:*Due to differences in the computing platforms used to generate the official FY 2016 MFI estimates, and this web system, the calculated value of $200 is different that the official value of because of rounding.

or

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