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Multifamily Tax Subsidy Income Limits

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Multifamily Tax Subsidy Income Limits

    Dataset / Multifamily Tax Subsidy Income Limits

Multifamily Tax Subsidy Projects (MTSP) Income Limits were developed to meet the requirements established by the Housing and Economic Recovery Act of 2008 (Public Law 110-289) that allows 2007 and 2008 projects to increase over time. The MTSP Income Limits are used to determine qualification levels as well as set maximum rental rates for projects funded with tax credits authorized under section 42 of the Internal Revenue Code (the Code) and projects financed with tax exempt housing bonds issued to provide qualified residential rental development under section 142 of the Code.

Note: The limits identified in the MTSP Income Limits tables and MTSP Documentation system as "HERA Special" Income Limits are only for use by projects in service in 2007 or 2008




Effective April 01, 2024.

NOTE: HUD published revised FY 2024 MTSP Income Limits Tables on April 22, 2024 to correct the 2024 HERA Limit Type and resulting HERA Special Limits for 38 areas. The list of affected areas is available here.

The Low-Income Housing Tax Credit (LIHTC) program is administered by the Internal Revenue Service (IRS). Pursuant to an IRS revenue ruling, participating properties base their rents on the income limits that HUD is mandated to publish. Participating property owners are not required by HUD or IRS to raise rents based on updated income limit calculations. To the extent that owners increase rents, given the purpose of the LIHTC is to keep units affordable, HUD encourages owners to increase them no more than what is needed to keep pace with rising costs and recognize that to promote housing stability, incremental increases are easier for tenants to absorb than sudden significant increases.


This system provides complete documentation of the development of the FY 2024 Multifamily Tax Subsidy Project (MTSP) Income Limits for any area of the country selected by the user. Official MTSP Income Limits, available in pdf and excel formats at this link, may differ slightly from those calculated in the documentation system, and should be used for ALL official purposes.

FY 2024 MTSP Income Limits

Effective April 01, 2024.

NOTE: HUD published revised FY 2024 MTSP Income Limits Tables on April 22, 2024 to correct the 2024 HERA Limit Type and resulting HERA Special Limits for 38 areas. The list of affected areas is available here.

The Low-Income Housing Tax Credit (LIHTC) program is administered by the Internal Revenue Service (IRS). Pursuant to an IRS revenue ruling, participating properties base their rents on the income limits that HUD is mandated to publish. Participating property owners are not required by HUD or IRS to raise rents based on updated income limit calculations. To the extent that owners increase rents, given the purpose of the LIHTC is to keep units affordable, HUD encourages owners to increase them no more than what is needed to keep pace with rising costs and recognize that to promote housing stability, incremental increases are easier for tenants to absorb than sudden significant increases.


  • FY 2024 MTSP Income Limits Tables in pdf and word
  • FY 2024 MTSP Income Limits Briefing Materials in pdf
  • FY 2024 MTSP Income Limits data in MS Excel
  • FY 2024 MTSP Income Averaging data in MS Excel

Effective May 15, 2023.

The Low-Income Housing Tax Credit (LIHTC) program is administered by the Internal Revenue Service (IRS). Pursuant to an IRS revenue ruling, participating properties base their rents on the income limits that HUD is mandated to publish. Participating property owners are not required by HUD or IRS to raise rents based on updated income limit calculations. To the extent that owners increase rents, given the purpose of the LIHTC is to keep units affordable, HUD encourages owners to increase them no more than what is needed to keep pace with rising costs and recognize that to promote housing stability, incremental increases are easier for tenants to absorb than sudden significant increases.


This system provides complete documentation of the development of the FY 2023 Multifamily Tax Subsidy Project (MTSP) Income Limits for any area of the country selected by the user. Official MTSP Income Limits, available in pdf and excel formats at this link, may differ slightly from those calculated in the documentation system, and should be used for ALL official purposes.

FY 2023 MTSP Income Limits

Effective May 15, 2023.

The Low-Income Housing Tax Credit (LIHTC) program is administered by the Internal Revenue Service (IRS). Pursuant to an IRS revenue ruling, participating properties base their rents on the income limits that HUD is mandated to publish. Participating property owners are not required by HUD or IRS to raise rents based on updated income limit calculations. To the extent that owners increase rents, given the purpose of the LIHTC is to keep units affordable, HUD encourages owners to increase them no more than what is needed to keep pace with rising costs and recognize that to promote housing stability, incremental increases are easier for tenants to absorb than sudden significant increases.


  • FY 2023 MTSP Income Limits Tables in pdf and word
  • FY 2023 MTSP Income Limits Briefing Materials in pdf
  • FY 2023 MTSP Income Limits data in MS Excel
  • FY 2023 MTSP Income Averaging data in MS Excel

Effective April 18, 2022.

NOTE: MTSP Income Limits Data and Tables were revised on May 13, 2022 to remove "HERA Special Limits" for the Rockland, NY HUD Income Limit Area, which is not eligible for special limits.

The Low-Income Housing Tax Credit (LIHTC) program is administered by the Internal Revenue Service (IRS). Pursuant to an IRS revenue ruling, participating properties base their rents on the income limits that HUD is mandated to publish. Participating property owners are not required by HUD or IRS to raise rents based on updated income limit calculations. To the extent that owners increase rents, given the purpose of the LIHTC is to keep units affordable, HUD encourages owners to increase them no more than what is needed to keep pace with rising costs and recognize that to promote housing stability, incremental increases are easier for tenants to absorb than sudden significant increases.


This system provides complete documentation of the development of the FY 2022 Multifamily Tax Subsidy Project (MTSP) Income Limits for any area of the country selected by the user. Official MTSP Income Limits, available in pdf and excel formats at this link, may differ slightly from those calculated in the documentation system, and should be used for ALL official purposes.

FY 2022 MTSP Income Limits

Effective April 18, 2022.

NOTE: MTSP Income Limits Data and Tables were revised on May 13, 2022 to remove "HERA Special Limits" for the Rockland, NY HUD Income Limit Area, which is not eligible for special limits.

The Low-Income Housing Tax Credit (LIHTC) program is administered by the Internal Revenue Service (IRS). Pursuant to an IRS revenue ruling, participating properties base their rents on the income limits that HUD is mandated to publish. Participating property owners are not required by HUD or IRS to raise rents based on updated income limit calculations. To the extent that owners increase rents, given the purpose of the LIHTC is to keep units affordable, HUD encourages owners to increase them no more than what is needed to keep pace with rising costs and recognize that to promote housing stability, incremental increases are easier for tenants to absorb than sudden significant increases.


  • FY 2022 MTSP Income Limits Tables in pdf and word
  • FY 2022 MTSP Income Limits Briefing Materials in pdf
  • FY 2022 MTSP Income Limits data in MS Excel
  • FY 2022 MTSP Income Averaging data in MS Excel

Effective April 1, 2021.

NOTE: The Low-Income Housing Tax Credit (LIHTC) program is administered by the Internal Revenue Service (IRS). Pursuant to an IRS revenue ruling, participating properties base their rents on the income limits that HUD is mandated to publish. However, HUD has no control over how LIHTC rents are set and has not required or suggested rent increases. HUD continues to encourage property owners to exercise compassion with respect to tenants affected by the COVID-19 pandemic and would be surprised that an owner would be so out of step with the moment in which we are living to raise rents at this time.


This system provides complete documentation of the development of the FY 2021 Multifamily Tax Subsidy Project (MTSP) Income Limits for any area of the country selected by the user. Official MTSP Income Limits, available in pdf and excel formats at this link, may differ slightly from those calculated in the documentation system, and should be used for ALL official purposes.

FY 2021 MTSP Income Limits

Effective April 1, 2021.

NOTE: The Low-Income Housing Tax Credit (LIHTC) program is administered by the Internal Revenue Service (IRS). Pursuant to an IRS revenue ruling, participating properties base their rents on the income limits that HUD is mandated to publish. However, HUD has no control over how LIHTC rents are set and has not required or suggested rent increases. HUD continues to encourage property owners to exercise compassion with respect to tenants affected by the COVID-19 pandemic and would be surprised that an owner would be so out of step with the moment in which we are living to raise rents at this time.


  • FY 2021 MTSP Income Limits Tables in pdf and word
  • FY 2021 MTSP Income Limits Briefing Materials in pdf
  • FY 2021 Area Definitions in pdf
  • FY 2021 MTSP Income Limits data in MS Excel
  • FY 2021 MTSP Income Averaging data in MS Excel

Effective April 1, 2020.

NOTE: The Low-Income Housing Tax Credit (LIHTC) program is administered by the Internal Revenue Service (IRS). Pursuant to an IRS revenue ruling, participating properties base their rents on the income limits that HUD is mandated to publish. However, HUD has no control over how LIHTC rents are set and has not required or suggested rent increases. HUD continues to encourage property owners to exercise compassion with respect to tenants affected by the COVID-19 pandemic and would be surprised that an owner would be so out of step with the moment in which we are living to raise rents at this time.


This system provides complete documentation of the development of the FY 2020 Multifamily Tax Subsidy Project (MTSP) Income Limits for any area of the country selected by the user. Official MTSP Income Limits, available in pdf and excel formats at this link, may differ slightly from those calculated in the documentation system, and should be used for ALL official purposes.




Income Limits for Income Averaging

Section 103 of Division T of the Consolidated Appropriations Act of 2018, Public Law No. 115-141, 132 Stat. 348 added a third minimum set-aside test, the average income test for low-income housing credit projects. This system provides the income averaging limits (20%, 30%, 40%, 50%, 60%, 70%, 80%) based on the FY 2019 Multifamily Tax Subsidy Project (MTSP) Income Limits for any area of the country selected by the user.

The income limits are calculated in accord with IRS Revenue Ruling 2020-4 (available here).

FY 2020 MTSP Income Limits

Effective April 1, 2020.

NOTE: The Low-Income Housing Tax Credit (LIHTC) program is administered by the Internal Revenue Service (IRS). Pursuant to an IRS revenue ruling, participating properties base their rents on the income limits that HUD is mandated to publish. However, HUD has no control over how LIHTC rents are set and has not required or suggested rent increases. HUD continues to encourage property owners to exercise compassion with respect to tenants affected by the COVID-19 pandemic and would be surprised that an owner would be so out of step with the moment in which we are living to raise rents at this time.


  • FY 2020 MTSP Income Limits Tables in pdf and word
  • FY 2020 MTSP Income Limits Briefing Materials in pdf
  • FY 2020 Area Definitions in pdf
  • FY 2020 MTSP Income Limits data in MS Excel



Income Limits for Income Averaging
  • FY 2020 MTSP Income Limits for Income Averaging in MS Excel

Note: These income limits should not be used for any other purpose other than income averaging


Effective April 24, 2019.

This system provides complete documentation of the development of the FY 2019 Multifamily Tax Subsidy Project (MTSP) Income Limits for any area of the country selected by the user. Official MTSP Income Limits, available in pdf and excel formats at this link, may differ slightly from those calculated in the documentation system, and should be used for ALL official purposes.




Income Limits for Income Averaging

Section 103 of Division T of the Consolidated Appropriations Act of 2018, Public Law No. 115-141, 132 Stat. 348 added a third minimum set-aside test, the average income test for low-income housing credit projects. This system provides the income averaging limits (20%, 30%, 40%, 50%, 60%, 70%, 80%) based on the FY 2019 Multifamily Tax Subsidy Project (MTSP) Income Limits for any area of the country selected by the user.

The income limits are calculated in accord with IRS Revenue Ruling 2020-4 (available here).

FY 2019 MTSP Income Limits

Effective April 24, 2019.

  • FY 2019 MTSP Income Limits Tables in pdf and word
  • FY 2019 MTSP Income Limits Briefing Materials in pdf
  • FY 2019 Area Definitions in pdf
  • FY 2019 MTSP Income Limits data in MS Excel

Effective April 1, 2018.

This system provides complete documentation of the development of the FY 2018 Multifamily Tax Subsidy Project (MTSP) Income Limits for any area of the country selected by the user. Official MTSP Income Limits, available in pdf and excel formats at this link, may differ slightly from those calculated in the documentation system, and should be used for ALL official purposes.

FY 2018 MTSP Income Limits

Effective April 1, 2018.

  • FY 2018 MTSP Income Limits Tables in pdf and word
  • FY 2018 MTSP Income Limits Briefing Materials in pdf
  • FY 2018 Area Definitions in pdf
  • FY 2018 MTSP Income Limits data in MS Excel

Effective 04/14/2017.

This system provides complete documentation of the development of the FY 2017 Multifamily Tax Subsidy Project (MTSP) Income Limits for any area of the country selected by the user. Official MTSP Income Limits, available in pdf and excel formats at this link, may differ slightly from those calculated in the documentation system, and should be used for ALL official purposes.

FY 2017 MTSP Income Limits

Effective 04/14/2017.

  • FY 2017 MTSP Income Limits Tables in pdf and word
  • FY 2017 MTSP Income Limits Briefing Materials in pdf
  • FY 2017 Area Definitions in pdf
  • FY 2017 MTSP Income Limits data in MS Excel

This system provides complete documentation of the development of the FY 2016 Multifamily Tax Subsidy Project (MTSP) Income Limits for any area of the country selected by the user. Official MTSP Income Limits, available in pdf and excel formats at this link, may differ slightly from those calculated in the documentation system, and should be used for ALL official purposes.

FY 2016 MTSP Income Limits

Effective 03/28/2016.

  • FY 2016 MTSP Income Limits Tables in pdf and word
  • FY 2016 MTSP Income Limits Briefing Materials in pdf
  • FY 2016 Area Definitions in pdf
  • FY 2016 MTSP Income Limits data in MS Excel

This system provides complete documentation of the development of the FY 2015 Multifamily Tax Subsidy Project (MTSP) Income Limits for any area of the country selected by the user.

FY 2015 MTSP Income Limits

Effective 03/06/2015.


Revised Income Limits for San Jose-Sunnyvale-Santa Clara, CA were posted on March 10, 2015.
  • FY 2015 MTSP Income Limits Tables in pdf and word
  • FY 2015 MTSP Income Limits Briefing Materials in pdf
  • FY 2015 Area Definitions in pdf
  • FY 2015 MTSP Income Limits data in MS Excel

This system provides complete documentation of the development of the FY 2014 Multifamily Tax Subsidy Project (MTSP) Income Limits for any area of the country selected by the user.

FY 2014 MTSP Income Limits

Effective 12/18/2013.


  • FY 2014 MTSP Income Limits Tables in pdf and word
  • FY 2014 MTSP Income Limits Briefing Materials in pdf
  • FY 2014 Area Definitions in pdf
  • FY 2014 MTSP Income Limits data in MS Excel

This system provides complete documentation of the development of the FY 2013 Multifamily Tax Subsidy Project (MTSP) Income Limits for any area of the country selected by the user.

FY 2013 MTSP Income Limits

Effective 12/11/2012.


Revised FY 2013 Data Published 12/11/2012, Supersedes Medians and Income Limits Posted on 12/4/2012 for All Areas.
In areas where income limits are adjusted (High Housing Cost, Capped, Floored, etc.) no changes to the income limits may be necessary if 12/4/2012 Limits used.
  • FY 2013 MTSP Income Limits Tables in pdf and word
  • FY 2013 MTSP Income Limits Briefing Materials in pdf
  • FY 2013 Area Definitions in pdf
  • FY 2013 MTSP Income Limits data in MS Excel

This system provides complete documentation of the development of the FY 2012 Multifamily Tax Subsidy Project (MTSP) Income Limits for any area of the country selected by the user.

FY 2012 MTSP Income Limits
  • FY 2012 MTSP Income Limits Tables in pdf and word
    Effective 12/01/2011
  • FY 2012 MTSP Income Limits Briefing Materials in pdf
  • FY 2012 Area Definitions in pdf
  • FY 2012 MTSP Income Limits data in MS Excel

This system provides complete documentation of the development of the FY 2010 Multifamily Tax Subsidy Project (MTSP) Income Limits for any area of the country selected by the user. New for FY 2011, all areas of the country are rebenchmarked using 5-year data from the 2009 American Community Survey (ACS). The tables on the summary page include links to complete detail on how the data were developed.

FY 2011 MTSP Income Limits
  • FY 2011 MTSP Income Limits Tables in pdf and word

    Effective 05/31/2011


    Income Limits for New York, NY HMFA were updated on June 1, 2011 to correct an error.
    Revised 6/30/11 for 11 areas in three states: CA – Oxnard-Thousand Oaks-Ventura; Riverside-San Bernardino-Ontario; San Diego-Carlsbad-San Marcos; and Santa Barbara-Santa Maria-Goleta. FL – West Palm Beach-Boca Raton. Puerto Rico – Arecibo; Barranquitas-Aibonito-Quebradillas; Fajardo; Mayaguez; and Puerto Rico HUD Nonmetro.

  • FY 2011 Area Definitions in pdf
  • FY 2011 MTSP Income Limits data in MS Excel

 


This system provides complete documentation of the development of the FY 2010 Multifamily Tax Subsidy Project (MTSP) Income Limits for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a summary of the final FY 2010 MTSP Income Limits. Links on the summary page provide detailed information regarding the methodology used to update and develop FY 2010 MTSP Income Limits starting with the 2000 Census benchmark and including update factors from American Community Survey (ACS).

FY 2010 MTSP Income Limits
  • FY 2010 MTSP Income Limits Tables in pdf and word

    Effective 05/14/2010

  • FY 2010 MTSP Income Limits Briefing Materials in pdf
  • FY 2010 Area Definitions in pdf
  • FY 2010 MTSP Income Limits data in MS Excel

FY 2009 Multifamily Tax Subsidy Income Limits Documentation System

This system provides complete documentation of the development of the FY 2009 Multifamily Tax Subsidy Project (MTSP) Income Limits for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a summary of the final FY 2009 MTSP Income Limits. Links on the summary page provide detailed information regarding the methodology used to update and develop FY 2009 MTSP Income Limits starting with the 2000 Census benchmark and including update factors from American Community Survey (ACS).

FY 2009 MTSP Income Limits
  • FY2009 MTSP Income Limits Tables in pdf and word


    Effective 03/19/2009

  • MTSP Income Limits Briefing Material in pdf

  • Area Definitions in pdf
  • MTSP data in MS Excel