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Income Limits

The Department of Housing and Urban Development (HUD) sets income limits that determine eligibility for assisted housing programs including the Public Housing, Section 8 project-based, Section 8 Housing Choice Voucher, Section 202 housing for the elderly, and Section 811 housing for persons with disabilities programs. HUD develops income limits based on Median Family Income estimates and Fair Market Rent area definitions for each metropolitan area, parts of some metropolitan areas, and each non-metropolitan county.

 




Effective 03/28/2016

Access Individual Income Limits Areas

This system provides complete documentation of the development of the FY 2016 Income Limits (ILs) for any area of the country selected by the user. Official ILs, 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.


NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at Multifamily Tax Subsidy Project Income Limits

CBO CPI Forecast: https://www.cbo.gov/about/products/budget_economic_data#4

Please use the “Jan 2016” link under 10 year Economic Projections label, Use Tab “3. Fiscal Year”, Row 27 Consumer Price Index, All Urban Consumers (CPI-U) Column G (2016)



Access Individual Median Family Income Areas

This system provides complete documentation of the development of the FY 2016 Median Family Income (MFI) estimates for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2016 MFIs were developed using data from the 2012 American Community Survey (ACS) data.

Income Limits
  • FY 2016 Income Limits Briefing Material in pdf
  • Area Definition report in pdf
  • Notice of FY 2016 Income Limits for the Public Housing and Section 8 Programs in pdf
  • Tables for Section 8 Income Limits in pdf
  • Data for Section 8 Income Limits in MS EXCEL

Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits
  • Notice of FY 2016 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in pdf
  • Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in pdf

  • Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in MS EXCEL


Median Family Incomes
Access Individual Median Family Income Areas
  • Notice on Median Family Incomes for FY 2016, State Median Family Incomes in pdf

State Income Limits and Median Family Incomes
  • To view the FY 2016 State 30%, 50% and 80% Income Limits (based on median family incomes without adjustments made to HUD Income Limits), please click here.

HUD 30% Income Limit for ALL Areas

These are 30% Income Limits, calculated with high and low housing cost adjustments, state non-metropolitan minimum but without the increases for poverty guidelines in the Section 8 Extremely Low Family Incomes

  • Tables for HUD 30% Income Limits (in pdf)
  • Tables for HUD 30% Income Limits (in EXCEL)

State Map of Median Income and Income Limits
To view all Section 8 Income Limits and Median Family Incomes for a specific State, in pdf format, go to the map below and click on that State.

map


You can also use the Dropdown below:

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Access Individual Income Limits Areas

This system provides complete documentation of the development of the FY 2015 Income Limits (ILs) for any area of the country selected by the user.



NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at Multifamily Tax Subsidy Project Income Limits

Access Individual Median Family Income Areas

This system provides complete documentation of the development of the FY 2015 Median Family Income (MFI) estimates for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2015 MFIs were developed using data from the 2011 American Community Survey (ACS) data.

Effective 03/06/2015
Revised Income Limits for San Jose-Sunnyvale-Santa Clara, CA were posted on March 10, 2015.

Income Limits
  • FY 2015 Income Limits Briefing Material in pdf
  • Area Definition report in pdf
  • Notice of FY 2015 Income Limits for the Public Housing and Section 8 Programs in pdf
  • Tables for Section 8 Income Limits in pdf
  • Data for Section 8 Income Limits in MS EXCEL

Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits
  • Notice of FY 2015 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in pdf
  • Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in pdf and MS WORD
  • Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in MS EXCEL

Median Family Incomes
Access Individual Median Family Income Areas
  • Notice on Median Family Incomes for FY 2015, State Median Family Incomes in pdf

State Income Limits and Median Family Incomes
  • To view the FY 2015 State 30%, 50% and 80% Income Limits (based on median family incomes without adjustments made to HUD Income Limits), please click here.

HUD 30% Income Limit for ALL Areas

These are 30% Income Limits, calculated with high and low housing cost adjustments, state non-metropolitan minimum but without the increases for poverty guidelines in the Section 8 Extremely Low Family Incomes

  • Tables for HUD 30% Income Limits (in pdf)
  • Tables for HUD 30% Income Limits (in EXCEL)

State Map of Median Income and Income Limits

To view all Section 8 Income Limits and Median Family Incomes for a specific State, in pdf format, go to the map below and click on that State.

map

You can also use the Dropdown below:
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Access Individual Income Limits Areas

Revised for Extremely Low Income Limits, effective 07/01/2014

This system provides complete documentation of the development of the FY 2014 Income Limits (ILs) for any area of the country selected by the user.

Revised for Extremely Low Income Limits, effective 07/01/2014

NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at Multifamily Tax Subsidy Project Income Limits



Access Individual Median Family Income Areas

This system provides complete documentation of the development of the FY 2014 Median Family Income (MFI) estimates for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2014 MFIs were developed using data from the 2011 American Community Survey (ACS) data.

Effective 12/18/2013.
Revised for Extremely Low Income Limits, effective 07/01/2014.

Extremely Low Income Limits

Effective 07/01/2014

  • Table for Section 8 Extremely Low Income Limits in pdf and MS WORD

 

Income Limits

 

  • FY 2014 Income Limits Briefing Material in pdf
    Revised for Extremely Low Income Limits, effective 07/01/2014

  • Area Definition report

  • Notice of FY 2014 Income Limits for the Public Housing and Section 8 Programs in pdf

  • Tables for Section 8 Income Limits in pdf and MS WORD

    Revised for Extremely Low Income Limits, effective 07/01/2014

  • Data for Section 8 Income Limits in MS EXCEL
    Revised for Extremely Low Income Limits, effective 07/01/2014

  • Notice of FY 2014 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in pdf

  • Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in pdf and MS WORD

  • Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in MS EXCEL

 

Median Family Incomes:

  • Notice on Median Family Incomes for FY 2014, State Median Family Incomes in pdf

 

State Income Limits and Median Family Incomes

 

  • To view the FY 2014 State Extremely Low (30%), Very Low (50%) and Low (80%) Income Limits, please click here.

 

 

State Map of Median Income and Income Limits

Revised for Extremely Low Income Limits, effective 07/01/2014

To view all Section 8 Income Limits and Median Family Incomes for a specific State, in pdf format, go to the map below and click on that State.

map

You can also use the Dropdown below:
U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map


The effective date is December 11, 2012.



Access Individual Income Limits Areas

This system provides complete documentation of the development of the FY 2013 Income Limits (ILs) for any area of the country selected by the user. As in FY2012, Income Limits for the Section 8 program are no longer be subject to HUD's Hold Harmless Policy. Please refer to the following Federal Register Notice, available here, for more information.


NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at Multifamily Tax Subsidy Project Income Limits

 

 

 

Access Individual Median Family Income Areas

This system provides complete documentation of the development of the FY 2013 Median Family Income (MFI) estimates for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2013 MFIs were developed using 5-year data from the 2010 American Community Survey (ACS) data.

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.

Income Limits

 

  • FY 2013 Income Limits Briefing Material in pdf

  • Area Definition report

  • Notice of FY 2013 Income Limits for the Public Housing and Section 8 Programs in pdf

  • Tables for Section 8 Income Limits in pdf and MS WORD

  • Data for Section 8 Income Limits in MS EXCEL

  • Notice of FY 2013 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in pdf

  • Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in pdf and MS WORD

  • Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in MS EXCEL

 

Median Family Incomes:

  • Notice on Median Family Incomes for FY 2013, State Median Family Incomes in pdf

 

State Income Limits and Median Family Incomes

 

  • To view the FY 2013 State Extremely Low (30%), Very Low (50%) and Low (80%) Income Limits, please click here.

 

 

State Map of Median Income and Income Limits

 

To view all Section 8 Income Limits and Median Family Incomes for a specific State, in pdf format, go to the map below and click on that State.

map

You can also use the Dropdown below:
U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map


Access Individual Income Limits Areas

This system provides complete documentation of the development of the FY 2012 Income Limits (ILs) for any area of the country selected by the user. As in FY2011, Income Limits for the Section 8 program are no longer be subject to HUD's Hold Harmless Policy. Please refer to the following Federal Register Notice, available here, for more information.

NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at Multifamily Tax Subsidy Project Income Limits

 

Access Individual Median Family Income Areas

This system provides complete documentation of the development of the FY 2012 Median Family Income (MFI) estimates for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2012 MFIs were developed using 5-year data from the 2009 American Community Survey (ACS) data.

 

Income Limits

 

  • FY 2012 Income Limits Briefing Material in pdf

  • Area Definition report

  • Notice of FY 2012 Income Limits for the Public Housing and Section 8 Programs in pdf

  • Tables for Section 8 Income Limits in pdf and MS WORD

  • Data for Section 8 Income Limits in MS EXCEL

  • Notice of FY 2012 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in pdf

  • Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in pdf and MS WORD

  • Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in MS EXCEL

 

Median Family Incomes:

  • Notice on Median Family Incomes for FY 2012,
    State Median Family Incomes in pdf

 

State Income Limits and Median Family Incomes

 

  • To view the FY 2012 State Extremely Low (30%), Very Low (50%) and Low (80%) Income Limits, please click here.

 

 

State Map of Median Income and Income Limits

 

To view all Section 8 Income Limits and Median Family Incomes for a specific State, in pdf format, go to the map below and click on that State.

map

You can also use the Dropdown below:
U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map


Access Individual Income Limits Areas
This system provides complete documentation of the development of the FY 2011 Income Limits (ILs) 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. As in FY2010, Income Limits for the Section 8 program are no longer be subject to HUD's Hold Harmless Policy. Please refer to the following Federal Register Notice, available at, for more information.

NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at Multifamily Tax Subsidy Project Income Limits

 

Access Individual Median Family Income Areas

This system provides complete documentation of the development of the FY 2011 Median Family Income (MFI) estimates for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2011 MFIs were developed using 5-year data from the 2009 American Community Survey (ACS) data.

Effective May 31, 2011
Income Limits for New York, NY HMFA were updated on June 1, 2011 to correct an error.

The following areas were revised on June 30, 2011:
California – Oakland-Fremont; Oxnard-Thousand Oaks-Ventura; Riverside-San Bernardino-Ontario; San Diego-Carlsbad-San Marcos; Santa Barbara-Santa Maria-Goleta; Santa Rosa- Petaluma.
Colorado – Pitkin County, CO.
Florida – West Palm Beach-Boca Raton
Massachusetts – Dukes County; Nantucket County.
New York – Nassau-Suffolk.
Puerto Rico – Arecibo; Barranquitas-Aibonito-Quebradillas; Fajardo; Mayaguez; Yauco; Puerto Rico HUD Nonmetro area.

Median Family Incomes:

  • Notice on Estimated Median Family Income For FY 2011, State Median Family Incomes in pdf

 

Income Limits

 

  • FY 2011 Income Limits Briefing Material in pdf

  • Income Limits Area Definition in pdf

  • Transmittal Notice of FY 2011 Income Limits for the Public Housing and Section 8 Programs in pdf

  • Tables for Section 8 Program in pdf and MS WORD

  • Data for Section 8 Income Limits in MS EXCEL

  • Transmittal Notice of FY 2011 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in pdf

  • Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in pdf and MS WORD

  • Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in MS EXCEL

 

State Income Limits and Median Family Incomes

 

  • To view the FY 2011 State Extremely Low (30%), Very Low (50%) and Low (80%) Income Limits, please click here.

 

 

State Map of Median Income and Income Limits

 

To view all Section 8 Income Limits and Median Family Incomes for a specific State, in pdf format, go to the map below and click on that State.

map

You can also use the Dropdown below:

U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map


1. Incomes limits have fallen in my area but haven’t done so in the past, why did this happen?
A: Beginning with FY 2010 Income Limits, HUD eliminated its long standing “hold harmless” policy. HUD’s “hold harmless” policy maintained Section 8 income limits for certain areas at previously published levels when reductions would otherwise have resulted from changes in median family income (MFI) estimates, housing cost adjustment data, MFI update methodology, income limit methodology, or metropolitan area definitions. HUD eliminated the “hold harmless” policy to ensure better alignment between an area’s most recent income experience and the income thresholds for housing assistance.

Furthermore, in an effort to minimize disruptions in the operation of the section 8 Housing Choice Voucher program, HUD instituted maximum thresholds for the amount income limits can change from year to year. The new policy limits annual increases in income limits to 5 percent or twice the change in the national median family income, whichever is greater. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.

HOME Investment Partnerships program (HOME) rents, based in part on HUD Section 8 Income Limits, will continue to be held harmless and income limits for rural housing programs will continue their current hold-harmless policy at the request of the Rural Housing Service, because these limits are based on area definitions and program rules specified by the Rural Housing Service of the Department of Agriculture.
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2. Given the recession that our area has experienced in recent years, why have income limits increased?
A: Although HUD uses the most recent data available concerning local area incomes, there is still a lag between when the data are collected and when the data are available for use. For example, FY 2011 Income Limits are calculated using 2005-2009 5-year American Community Survey (ACS) data. The effects of the latest recession on local area incomes are most likely to be detected in 2009, but this represents only 20 percent of the survey sample. In areas where there is sufficient sample for a one-year update, the 2009 data does generally show a decline in incomes.
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3. Why does my very low income limit not equal 50% of my median family income (MFI) (or my low-income limit not equal 80% of my MFI)?
A: There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. These exceptions are detailed in the FY 2011 Income Limits Briefing Material report, at this site.

Please review this report and pay special attention to Attachments 3 and 4 that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 7) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.

For further information on the exact adjustments made to any area of the country, please see our FY 2011 Income Limits Documentation System. The documentation system is available at: https://www.huduser.gov/portal/datasets/il/il11/index_il2011.html. Once the area in question is selected, a summary of the area’s MFI, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
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Median Family Incomes


4. How does HUD calculate median family incomes?
A: To calculate the FY 2011 MFI estimates, HUD incorporates 2005-2009 5-year ACS data. Specifically, for each metropolitan area, subarea of a metropolitan and non-metropolitan county, 5-year ACS data is used as the new basis for calculating MFI estimates. HUD is incorporating the 5-year data in this way to eliminate the reliance on the data collected during the 2000 Decennial Census as it is more than a decade old. In areas where there is a valid 1-year ACS survey MFI result, HUD endeavors to use this data as well to take advantage of more recent survey information. By using both the 5-year data and the 1-year data, where available, HUD is establishing a new basis for median family income estimates while also capturing the most recent information available.

For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2011 Income Limits Briefing Materials, Attachment 2 at the following web address: https://www.huduser.gov/portal/datasets/il/il11/IncomeLimitsBriefingMaterial_FY11_v2.pdf. Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2011 Income Limits Documentation System. This system is available at this web address: https://www.huduser.gov/portal/datasets/il/il11/index_il2011.html.
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Area Definitions


5. Why do area definitions change for MFI and income limits?
A: HUD follows Office of Management and Budget (OMB) definitions of metropolitan areas with some exceptions. In 2006, when HUD implemented the widespread area definition changes OMB made based on the 2000 Decennial Census, exceptions were made to the new OMB area definitions when Fair Market Rent (FMR) or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas, which continue to exist today.

Since 2006, OMB updated its metropolitan area definitions based on updated population counts and updated commuting data collected by the Bureau of the Census. For the FY 2011 Income Limits OMB made no changes and so there are no changes in area definitions, compared with the area definition used for FY 2010 Income Limits. For a complete description of the area definitions a used in the FY 2011Income Limits, please review the FY 2010 Income Limits Area Definitions report: https://www.huduser.gov/portal/datasets/il/il11/area_definitions.pdf.
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6. What is the relationship between Fair Market Rent areas and Income Limit areas?
A: With minor exceptions, Fair Market Rent areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs are needed for the calculation of some income limits; specifically to determine high and low housing cost adjustments. Also, the two sets of area definitions are linked in statutory history. The two exceptions to the similarity between Fair Market Rent areas and Income Limit areas are Columbia, MD and Rockland County, NY. Due to historical precedent, independent FMRs are calculated for Columbia, MD, but income limits are not. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not. Furthermore, depending on when OMB releases new area definitions, HUD may be able to incorporate these changes into income limits before they are implemented into FMRs.
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7. What does the term “HMFA” mean?
A: HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the CBSAs when the geography is not the same as that established by OMB.
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8. How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
A: The FY 2011 Income Limits Area Definitions report places a “CBSA” in front of those areas where all counties in the CBSA are used in the calculation; an “SA” is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA’s income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY 2011 Income Limits Area Definitions report at: https://www.huduser.gov/portal/datasets/il/il11/area_definitions.pdf


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Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC))


9. What are Multifamily Tax Subsidy Projects?
A: Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low Income Housing Tax Subsidy projects under Section 42 of the I.R.S. Code and multifamily projects funded by tax-exempt bonds under Section 142. These projects may have special income limits so HUD has published them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are: https://www.huduser.gov/portal/datasets/mtsp.html.
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10. How can 60 percent income limits be calculated?
A: For the Low Income Housing Tax Credit program, users should refer to the FY 2011 Multifamily Tax Subsidy Project income limits available at https://www.huduser.gov/portal/datasets/mtsp.html. The formula used to compute these income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits.
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11. How are maximum rents for Low Income Housing Tax Credit projects computed from the very low income limits?
A: Please consult with the state housing financing agency that governs the tax credit project in question for a determination of official maximum rental rates. A list of state housing finance agencies can be found http://lihtc.huduser.gov/agency_list.htm. The Low Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.

The imputed income limitation (as defined in 26USC Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under 26USC Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very Low Income Limits (VLILs) for the different household sizes according to the following table:

LIHTC Maximum Rent Derivation from HUD Very Low Income Limits (VLILs)

Unit Size

0 Bedroom

1 Bedroom

2 Bedroom

3 Bedroom

4 Bedroom

50% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:

1-Person VLIL

(1-Person VLIL + 2-Person VLIL)/2

3-Person VLIL

(4-Person VLIL + 5-Person VLIL)/2

6-Person VLIL

60% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:

120% of 1-Person VLIL

120 % of [(1-Person VLIL + 2-Person VLIL)/2]

120% of 3-Person VLIL

120 % of [(4-Person VLIL + 5-Person VLIL)/2]

120 % of 6-Person VLIL


NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per bedroom.
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12. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
A: Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any project for residential rental property located in a rural area (as defined in section 520 of the Housing Act of 1949) use the maximum of the area median gross income or the national non-metropolitan median income. The FY 2011 non-metropolitan median income is: $51,600.
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GO Zones:


13. 13. What is are the income limits used for certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005 (also based on the non-metropolitan median income of $51,600)?
A: The 1-8 Person 50% Income Limits are as follows:

1 Person

2 Person

3 Person

4 Person

5 Person

6 Person

7 Person

8 Person

$18,050

$20,650

$23,200

$25,800

$27,850

$29,950

$32,000

$34,050


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The effective date is May 14, 2010.

Access Individual Income Limits Areas

This system provides complete documentation of the development of the FY 2010 Income Limits (ILs) 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 how the final FY 2010 ILs were updated and developed starting with the 2000 Census benchmark and including update factors from 2008 American Community Survey (ACS) data. The tables on the summary page include links to complete detail on how the data were developed. New for FY2010, Income Limits for the Section 8 program will no longer be subject to HUD's Hold Harmless Policy. Please refer to the following Federal Register Notice, available at , for more information.

NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at Multifamily Tax Subsidy Project Income Limits

 

Access Individual Median Family Income Areas

This system provides complete documentation of the development of the FY 2010 Median Family Income (MFI) estimates for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2010 MFIs were developed starting with the 2000 Census benchmark and including update factors calculated from 2008 American Community Survey (ACS) data.


Median Family Incomes:

  • Notice on Estimated Median Family Income For FY 2010,
    State Median Family Incomes in pdf

  • Tables for 1999 and Estimated FY 2010 Decile Distributions by Area in pdf and MS WORD

 

Income Limits

 

  • FY 2010 Income Limits Briefing Material in pdf

  • Income Limits Area Definition in pdf

  • Transmittal Notice of FY 2010 Income Limits for the Public Housing and Section 8 Programs in pdf

  • Tables for Section Program in pdf and MS WORD

  • Data for Section 8 Income Limits in MS EXCEL

  • Transmittal Notice of FY 2010 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in pdf

  • Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in pdf and MS WORD

 

State Income Limits and Median Family Incomes

 

  • To view the FY 2010 State Extremely Low (30%), Very Low (50%) and Low (80%) Income Limits, please click here.

 

 

State Map of Median Income and Income Limits

 

To view all Section 8 Income Limits and Median Family Incomes for a specific State, in pdf format, go to the map below and click on that State.

map

You can also use the Dropdown below:
U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map


1. Incomes limits have fallen in my area but haven’t done so in the past, why did this happen?
A: Beginning with FY 2010 Income Limits, HUD has eliminated its long standing "hold harmless" policy. HUD’s "hold harmless" policy maintained Section 8 income limits for certain areas at previously published levels when reductions would otherwise have resulted from changes in median family income estimates, housing cost adjustment data, median family income update methodology, income limit methodology, or metropolitan area definitions. HUD eliminated the "hold harmless" policy to ensure better alignment between an area’s most recent income experience and the income thresholds for housing assistance.

Furthermore, in an effort to minimize disruptions in the operation of the section 8 Housing Choice Voucher program, HUD has instituted maximum thresholds for the amount income limits can change from year to year. The new policy limits annual increases in income limits to 5 percent or twice the change in the national median family income, whichever is greater. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.

Notice of this change can be found in the Federal Register notices of September 14, 2009, and October 7, 2009, that solicited public comments on HUD’s proposal to discontinue its "hold harmless" policy and the Federal Register notice of May 17, 2010 1 discussing the submitted comments. HOME Investment Partnerships program (HOME) rents, based in part on HUD Section 8 Income Limits, will continue to be held harmless and income limits for rural housing programs will continue their current hold-harmless policy at the request of the Rural Housing Service, because these limits are based on area definitions and program rules specified by the Rural Housing Service of the Department of Agriculture.


1 Subsequent to the publication of the Federal Register Notice announcing the discontinuation of the "hold-harmless" policy, HUD received a request to hold rents harmless for the FDIC programs. HUD has complied with this request and has issued tables to FDIC with rents that do not decline.

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2. Given the recession that our area has experienced in recent years, why have income limits increased?
A: Although HUD uses the most recent data available concerning local area incomes, there is still a lag between when the data are collected and when the data are available for use. For example, FY2010 Income Limits are calculated using 2006-2008 3-year American Community Survey (ACS) data. These data were collected between 2005 and 2008. The effects of the latest recession on local area incomes are most likely to be detected in subsequent ACS years.

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3. Why does my very low income limit not equal 50% of my median family income (MFI) (or my low-income limit not equal 80% of my MFI)?
A: There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. These exceptions are detailed in the FY 2010 Income Limits Briefing Material report, at the following site: https://www.huduser.gov/portal/datasets/il/il10/IncomeLimitsBriefingMaterial_FY10.pdf. Please review this report and pay special attention to Attachments 3 and 4 that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 7) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.

For further information on the exact adjustments made to any area of the country, please see our FY2010 Income Limits Documentation System. The documentation system is available at: https://www.huduser.gov/portal/datasets/il/index_il2010.html. Once the area in question is selected, a summary of the area’s median family income estimate, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.



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Median Family Incomes

4. How does HUD update median family incomes?
A: The FY 2010 MFI estimation relies on three-year American Community Survey (ACS) data (collected for 2006, 2007 and 2008). The manner in which the ACS data are used depends on the type of data available, which differs by place size. Local ACS MFI estimates are available for areas with populations of 20,000 or more, but the statistical reliability of these estimates differs. When local MFI estimates are available, HUD MFI estimates are based partly on local ACS estimates and partly on state-level ACS estimates. The higher the statistical reliability of local estimates, the more heavily they are used. Local ACS MFI estimates are used in inverse proportion to the size of their margins of error ratios (the numbers computed by adding and subtracting the published margins of error ratios, or MoERs, from the median family income estimates form the "90 percent confidence intervals" for the estimates. There is a 90 percent probability that any random sample of the same size from the population will yield an estimate of the median family income in this range).

In practice, estimates for areas with small MoERs are almost entirely based on local ACS estimates but, where MoERs are large, state-level estimates more heavily influence results. For areas without local ACS estimates, update factors are generated using only state-level 2000 Census to 2008 ACS MFI change. All estimates are then updated from December 2008 to April 2010 using a trend factor of 3.0 percent, which reflects the average annual change in median income from 2000 to 2008.

For additional details concerning the use of the ACS in HUD’s calculations of Median Family Income, please see our FY2010 Income Limits Briefing Materials, Attachment 2 which can be found at the following web address: https://www.huduser.gov/datasets/il/il10. Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY2010 Income Limits Documentation System. This system is available at this web address: https://www.huduser.gov/portal/datasets/il/index_il2010.html

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Area Definitions:

5. Why do area definitions change for the income limits and median family income estimates?
A: HUD follows Office of Management and Budget (OMB) definitions of metropolitan areas with some exceptions. In 2006, when HUD implemented the widespread area definition changes OMB made based on the 2000 Decennial Census, exceptions were made to the new OMB area definitions when Fair Market Rent (FMR) or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas, which continue to exist today. The FMR and MFI relationships continue to be evaluated and these exception areas may go away.

In addition, OMB makes annual area definitional changes that include name changes for primary cities in metropolitan areas, and new subareas of core-based statistical areas, as well as the creation of new nonmetropolitan counties, the splitting of some metropolitan areas and the inclusion of nonmetropolitan counties in metropolitan areas. OMB updates its metropolitan area definitions periodically based on updated population counts and updated commuting data collected by the Bureau of the Census. Changes to HUD geographic areas (Fair Market Rent areas and Section 8 Income Limit areas) are due to these changes published by OMB. (http://www.whitehouse.gov/omb/assets/bulletins/b10-02.pdf). For a complete description of the area definitions a used in the FY 2010 Income Limits, please review the FY 2010 Income Limits Area Definitions report: https://www.huduser.gov/portal/datasets/il/il10/index.html


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6. What is the relationship between Fair Market Rent areas and Income Limit areas?
A: With minor exceptions, Fair Market Rent areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs are needed for the calculation of some income limits; specifically to determine high and low housing cost adjustments. Also, the two sets of area definitions are linked in statutory history. The two exceptions to the similarity between Fair Market Rent areas and Income Limit areas are Columbia, MD and Rockland NY. Due to a grandfather clause, independent FMRs are calculated for Columbia, MD, but income limits are not. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not. Furthermore, depending on when OMB releases new area definitions, HUD may be able to incorporate these changes into income limits before they are implemented into FMRs.

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7. What does the term "HMFA" mean?
A: HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the CBSAs when the geography is not the same as that established by OMB. See OMB’s bulletin establishing CBSA definitions for FY 2010 at http://www.whitehouse.gov/omb/assets/bulletins/b10-02.pdf.

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8. How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
A: The FY 2010 Income Limits Area Definitions report places a "CBSA" in front of those areas where all counties in the CBSA are used in the calculation; an "SA" is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA’s income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY 2010 Income Limits Area Definitions report at: https://www.huduser.gov/portal/datasets/il/il10/index.html

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Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC))

9. What are Multifamily Tax Subsidy Projects?
A: Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low Income Housing Tax Subsidy projects under Section 42 of the I.R.S. Code and multifamily projects funded by tax-exempt bonds under Section 142. These projects may have special income limits so HUD has published them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are: https://www.huduser.gov/portal/datasets/mtsp.html

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10. How can 60 percent income limits be calculated?
A: For the Low Income Housing Tax Credit program, users should refer to the FY2010 Multifamily Tax Subsidy Project income limits available at https://www.huduser.gov/portal/datasets/mtsp.html. The formula used to compute these income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits.

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11. How are Low Income Housing Tax Credit maximum rents computed from the very low income limits?
A: Please consult with the state housing financing agency governing the tax credit project in question for official maximum rental rates. A list of state housing finance agencies can be found at http://lihtc.huduser.gov/agency_list.htm. The Low Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.

The imputed income limitation (as defined in 26USC Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under 26USC Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very Low Income Limits (VLILs) for the different household sizes according to the following table:

LIHTC Maximum Rent Derivation from HUD Very Low Income Limits (VLILs)

Unit Size

0 Bedroom

1 Bedroom

2 Bedroom

3 Bedroom

4 Bedroom

50% MFI Unit Maximum Monthly Rent is 1/12 of 30% of:

1-Person VLIL

(1-Person VLIL + 2-Person VLIL)/2

3-Person VLIL

(4-Person VLIL + 5-Person VLIL)/2

6-Person VLIL

60% MFI Unit Maximum Monthly Rent is 1/12 of 30% of:

120% of 1-Person VLIL

120 % of [(1-Person VLIL + 2-Person VLIL)/2]

120% of 3-Person VLIL

120 % of [(4-Person VLIL + 5-Person VLIL)/2]

120 % of 6-Person VLIL

NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per bedroom.


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12. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
A: Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any project for residential rental property located in a rural area (as defined in section 520 of the Housing Act of 1949) use the maximum of the area median gross income or the national non-metropolitan median income. The FY 2010 non-metropolitan median income is: $51,600.

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GO Zones:

13. What is are the income limits used for certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005 (also based on the non-metropolitan median income of $51,600)?
A: The 1-8 Person 50% Income Limits are as follows:

1 Person

2 Person

3 Person

4 Person

5 Person

6 Person

7 Person

8 Person

$18,050

$20,650

$23,200

$25,800

$27,850

$29,950

$32,000

$34,050


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The effective date is March 19, 2009.

Access Individual Income Limits Areas

This system provides complete documentation of the development of the FY 2009 Section 8 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 Median Family Income estimate along with final 1-8 Person Income Limits for Very-Low Income (50%) Limits, Extremely-Low Income (30%) Limits, and Low Income (80%) Limits. Links on the summary page provide detailed information regarding the methodology used to update and develop FY 2009 MFIs and ILs starting with the 2000 Census benchmark and including update factors from American Community Survey (ACS).


Access Individual Median Family Income Areas

This system provides complete documentation of the development of the FY 2009 Section 8 Median Family Income estimates for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2009 MFIs were developed starting with the 2000 Census benchmark and including update factors calculated from American Community Survey (ACS) data.


Effective March 19, 2009

Median Family Incomes:
  • Transmittal Notice on Estimated Median Family Incomes for FY 2009,
    State Median Family Incomes in pdf

  • Tables for 1999 and Estimated FY2009 Decile Distributions by Area in pdf and MS WORD
Income Limits
  • FY 2009 Income Limits Briefing Material in pdf
  • Income Limit Area Definitions in pdf
  • Transmittal Notice of FY 2009 Income Limits for the Public Housing and Section 8 Programs in pdf
  • Tables for Section 8 Programs in pdf and MS WORD
  • Data for Section 8 Income Limits in MS EXCEL
  • Transmittal Notice of FY 2009 Income Limits for the Section 221(d)(3) BMIR, Section 235 and Section 236 Programs in pdf
  • Tables for Section 221(d)(3) BMIR, Section 235 and Section 236 Programs in pdf and MS WORD
State Income Limits and Median Family Incomes
  • To view the FY2009 State 30%, Very Low (50%) and Low (80%) Income Limits, please click here.

State Map of Median Income and Income Limits

To view all Section 8 Income Limits and Median Family Incomes for a specific State, in pdf format, go to the map below and click on that State.

map

You can also use the Dropdown below:


Some of the information in this section is available for downloading in the Adobe Portable Document Format (PDF) which allows the document to be downloaded, viewed, and printed with all of its original formatting and graphics. To view files in this format you must first download a copy of the Adobe Acrobat Reader and follow the instructions for installation.

U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map

Frequently Asked Questions


1. Incomes have fallen in my area, why haven't income limits?
A: There are two reasons income limits may not reflect your experience with incomes in your area. First, income limits are not allowed to decline, so even if the underlying data shows a decrease (in the median family income) income limits would not go down; they would stay at the same level they were at the previous year. This policy, which HUD calls "hold harmless" is going to be eliminated next year, so income limits will show declines in the future.

Second, the lack of timely family income data prevents HUD from capturing recent declines in income. HUD uses the most current income data available to update its median family incomes, the basis for income limits. FY2009 Income Limits are based on American Community Survey data collected in 2007 when the economy was in much better shape and unemployment was much lower.

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2. Income Limits in my area have been the same for many years. Why is that?
A: Either your income limit has been "held harmless" sometime in the past or your incomes are currently falling. Incomes in your area may have been higher sometime in the past; your current income limit reflects those higher incomes. Under the "hold harmless" policy, your income limit will not increase until the incomes in your area exceed their historical high.

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3. Incomes in my area have gone up in recent years, why hasn’t the income limit for our area gone up?
A: Please see the answer to question 1.

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4. Why does my very low income limit not equal 50% of my median family income (MFI) (or my low-income limit not equal 80% of my MFI)?
A: There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. These exceptions are detailed in the FY2009 Income Limits Briefing Material report, at the following site: https://www.huduser.gov/datasets/il/il09/IncomeLimitsBriefingMaterial_FY09.pdf. Please review this report and pay special attention to Attachments 3 and 4 that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 8) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.

For further information on the exact adjustments made to any area of the country, please see our FY2009 Income Limits Documentation System. The documentation system is available at: https://www.huduser.gov/datasets/il/index_il2009.html. Once the area in question is selected, a summary of the area’s median family income estimate, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.

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Median Family Incomes

5. How are median family incomes updated?
A: The FY 2009 MFI estimation relies on three-year American Community Survey (ACS) data (collected in 2005, 2006 and 2007). The manner in which the ACS data are used depends on the type of data available, which differs by place size. Local ACS MFI estimates are available for areas with populations of 20,000 or more, but the statistical reliability of these estimates differs. When local MFI estimates are available, HUD MFI estimates are based partly on local ACS estimates and partly on state-level ACS estimates. The higher the statistical reliability of local estimates, the more heavily they are used. Local ACS MFI estimates are used in inverse proportion to the size of their margins of error ratios (the numbers computed by adding and subtracting the published margins of error ratios, or MoERs, from the median family income estimates form the "90 percent confidence intervals" for the estimates. There is a 90 percent probability that any random sample of the same size from the population will yield an estimate of the median family income in this range).

In practice, estimates for areas with small MoERs are almost entirely based on local ACS estimates but, where MoERs are large, state-level estimates more heavily influence results. For areas without local ACS estimates, update factors are generated using only state-level 2000 Census to 2007 ACS MFI change. All estimates are then updated from December 2007 to April 2009 using a trend factor of 3.0 percent, which reflects the average annual change in median income from 2000 to 2007.

For additional details concerning the use of the ACS in HUD’s calculations of Median Family Income, please see our FY2009 Income Limits Briefing Materials, Attachment 2 which can be found at the following web address: https://www.huduser.gov/datasets/il/il09. Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY2009 Income Limits Documentation System. This system is available at this web address: https://www.huduser.gov/datasets/il/index_il2009.html.

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Area Definitions:

6. Why do area definitions change for the income limits and median family income estimates?
A: HUD follows Office of Management and Budget (OMB) definitions of metropolitan areas with some exceptions. (a discussion of HUD exceptions to OMB metropolitan areas can be found at:) OMB updates its metropolitan area definitions periodically based on updated population counts and updated commuting data collected by the Bureau of the Census. Changes to HUD geographic areas (Fair Market Rent areas and Section 8 Income Limit areas) are due to these changes published by OMB. (http://www.whitehouse.gov/omb/bulletins/fy2008/b08-01.pdf). For a complete description of the area definitions a used in the FY 2009 Income Limits, please review the FY 2009 Income Limits Area Definitions report: https://www.huduser.gov/datasets/il/il09/index.html.

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7. What is the relationship between Fair Market Rent areas and Income Limit areas?
A: With two exceptions, Fair Market Rent areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs are needed for the calculation of some income limits; specifically to determine high and low housing cost adjustments. Also, the two sets of area definitions are linked in statutory history. The two exceptions to the similarity between Fair Market Rent areas and Income Limit areas are Columbia, MD and Rockland NY. Due to a grandfather clause, independent rents are calculated for Columbia, MD while Income Limits area not and, by congressional direction, Income Limits are calculated for Rockland County, NY while separate rents are not.

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8. What does the term "HMFA" mean?
A: HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the CBSAs when the geography is not the same as that established by OMB. See OMB’s bulletin establishing CBSA definitions for FY2009 atHUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the CBSAs when the geography is not the same as that established by OMB. See OMB’s bulletin establishing CBSA definitions for FY2009 at http://www.whitehouse.gov/omb/bulletins/fy2008/b08-01.pdf.

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9. How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
A: The FY2009 Income Limits Area Definitions report places a "CBSA" in front of those areas where all counties in the CBSA are used in the calculation; an "SA" is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA's income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY 2009 Income Limits Area Definitions report at: https://www.huduser.gov/datasets/il/il09/index.html.

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Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC))

10. What are Multifamily Tax Subsidy Projects?
A: Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low Income Housing Tax Subsidy projects under Section 42 of the I.R.S. Code and multifamily projects funded by tax-exempt bonds under Section 142. These projects may have special income limits so HUD has published them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are: https://www.huduser.gov/datasets/mtsp.html.

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11. How can 60 percent income limits be calculated?
A: For the Low Income Housing Tax Credit program, users should refer to the FY2009 Multifamily Tax Subsidy Project income limits available at https://www.huduser.gov/datasets/mtsp.html. The formula used to compute these income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits.

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12. How are Low Income Housing Tax Credit maximum rents computed from the very low income limits?
A: Please consult with the state housing financing agency governing the tax credit project in question for official maximum rental rates. A list of state housing finance agencies can be found at http://lihtc.huduser.gov/agency_list.htm. The Low Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.

The imputed income limitation (as defined in 26USC Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under 26USC Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very Low Income Limits (VLILs) for the different household sizes according to the following table:

LIHTC Maximum Rent Derivation from HUD Very Low Income Limits (VLILs)

Unit Size

0 Bedroom

1 Bedroom

2 Bedroom

3 Bedroom

4 Bedroom

50% MFI Unit Maximum Monthly Rent is 1/12 of 30% of:

1-Person VLIL

(1-Person VLIL + 2-Person VLIL)/2

3-Person VLIL

(4-Person VLIL + 5-Person VLIL)/2

6-Person VLIL

 

 

 

 

 

 

60% MFI Unit Maximum Monthly Rent is 1/12 of 30% of:

120% of 1-Person VLIL

120 % of [(1-Person VLIL + 2-Person VLIL)/2]

120% of 3-Person VLIL

120 % of [(4-Person VLIL + 5-Person VLIL)/2]

120 % of 6-Person VLIL

NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per bedroom.


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13. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
A: Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any project for residential rental property located in a rural area (as defined in section 520 of the Housing Act of 1949) use the maximum of the area median gross income or the national non-metropolitan median income. The FY2009 non-metropolitan median income is: $51,300.

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GO Zones:

13. What is are the income limits used for certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005 (also based on the non-metropolitan median income of $51,300)?
A: The 1-8 Person 50% Income Limits are as follows:

1 Person

2 Person

3 Person

4 Person

5 Person

6 Person

7 Person

8 Person

$17,950

$20,500

$23,100

$25,650

$27,700

$29,750

$31,800

$33,850


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Access Individual Income Limits Areas

This system provides complete documentation of the development of the FY 2008 Income Limits (ILs) 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 how the final FY 2008 ILs were updated and developed starting with the 2000 Census benchmark and including update factors from Bureau of Labor Statistics Data (BLS) and American Community Survey (ACS) data. The tables on the summary page include links to complete detail on how the data were developed.



Access Individual Median Family Income Areas

This system provides complete documentation of the development of the FY 2008 Median Family Income (MFI) estimates for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2008 MFIs were developed starting with the 2000 Census benchmark and including update factors calculated from American Community Survey (ACS) data and in some cases Bureau of Labor Statistics (BLS) data.


The effective date is February 13, 2008.

Median Family Incomes:
  • Transmittal Notice on Estimated Median Family Incomes for FY 2008,
    State Median Family Incomes in pdf

  • Tables for 1999 and Estimated FY2008 Decile Distributions by Area in pdf and MS WORD
Income Limits
  • FY 2008 Income Limits Briefing Material in pdf

  • Income Limit Area Definitions in pdf

  • Transmittal Notice of FY 2008 Income Limits for the Public Housing and Section 8 Programs in pdf

  • Tables for Section 8 Programs in pdf and MS WORD

  • Data for Section 8 Income Limits in MS EXCEL

  • Transmittal Notice of FY 2008 Income Limits for the Section 221(d)(3) BMIR, Section 235 and Section 236 Programs in pdf

  • Tables for Section 221(d)(3) BMIR, Section 235 and Section 236 Programs in pdf and MS WORD
State Income Limits and Median Family Incomes
  • To view the FY2008 State 30%, Very Low (50%) and Low (80%) Income Limits, please click here.

State Map of Median Income and Income Limits

To view all Section 8 Income Limits and Median Family Incomes for a specific State, in pdf format, go to the map below and click on that State.

map

You can also use the Dropdown below:


Some of the information in this section is available for downloading in the Adobe Portable Document Format (PDF) which allows the document to be downloaded, viewed, and printed with all of its original formatting and graphics. To view files in this format you must first download a copy of the Adobe Acrobat Reader and follow the instructions for installation.

U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map

Frequently Asked Questions


1. Why is my income limit unchanged from last year?
A: Income limits may be unchanged from last year either because area incomes or other factors governing local income limits did not increase or because income limits would otherwise be lower but have been administratively frozen rather than allowed to decrease. HUD has in the past selectively frozen income limits in instances where a reduction resulted from changes in income estimates, income estimation methodology, or income limit methodology.


2. Why did some area median family income (MFI) estimates decrease in FY2008 even though the OMB definition of the area did not change?
A: Some area median family incomes changed because incomes are falling in the area. The FY 2008 MFI estimation relies on 2006 American Community Survey (ACS) data as well as 2006 Bureau of Labor Statistics (BLS) wage data. The manner in which the ACS data are used depends on the type of data available, which differs by place size. Local ACS MFI estimates are available for areas with populations of 65,000 or more, but the statistical reliability of these estimates differs. When local MFI estimates are available, HUD MFI estimates are based partly on local ACS estimates and partly on state-level ACS estimates. The higher the statistical reliability of local estimates, the more heavily they are used. Local ACS MFI estimates are used in inverse proportion to the size of their margins of error (the numbers computed by adding and subtracting the published margins of error, or MoEs, from the median family income estimates form the "90 percent confidence intervals" for the estimates. There is a 90 percent probability that any random sample of the same size from the population will yield an estimate of the median family income in this range).

In practice, estimates for areas with small MoEs are almost entirely based on local ACS estimates but, where MoEs are large, state-level estimates more heavily influence results. For areas without local ACS estimates, update factors are generated using a combination of state-level 2000 Census to 2006 ACS MFI change and local area BLS wage change data. All estimates are then updated from December 2006 to April 2008 using a trend factor of 3.5 percent, which reflects the average annual change in median income from 1990 to 2000.

Due to several factors, ACS income estimates are known to be lower than those generated from the 2000 decennial Census when both are inflated to the same point in time. For additional details concerning the use of the ACS in HUD's calculations of Median Family Income, please see our FY 2008 Income Limits Briefing Materials, Attachment 2 (pages 15 - 18) which can be found at the following web address: https://www.huduser.gov/datasets/il/il08/IncomeLimitsBriefingMaterial.pdf. Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2008 Income Limits Documentation System. This system is available at this web address: https://www.huduser.gov/datasets/il/il2008_docsys.html.



3. Why did the area definitions change for the income limits and median family income estimates?
A: The area definitions used for income limits and median family income estimates follow the areas determined for the Fair Market Rents (FMRs) for that fiscal year. The definition of only a few areas changed in FY 2008 compared with FY 2007. These changes were due to changes published by OMB promoting two Micropolitan Statistical Areas to Metropolitan Statistical Areas (http://www.whitehouse.gov/omb/bulletins/fy2007/b07-01.pdf).

HUD uses FMR areas in calculating income limits because FMRs are used in the calculation of certain income limits and the two sets of definitions are linked in statutory history. For a complete description of the area definitions a used in the FY 2008 Income Limits, please review the FY 2008 Income Limits Area Definitions report: https://www.huduser.gov/datasets/il/il08/Area_Definitions_Report.pdf.



4.Why does my very low-income limit not equal 50% of my median family income (MFI) (or my low income limit not equal 80% of my MFI)?
A: There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. These exceptions are detailed in the FY 2008 Income Limits Briefing Material report. Please review this report and pay special attention to Attachments 3 and 4 (beginning on page 19) that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 5) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.

For further information on the exact adjustments made to any area of the country, please see our FY 2008 Income Limits Documentation System. The documentation system is available at: https://www.huduser.gov/datasets/il/il2008_docsys.html. Once the area in question is selected, a summary of the area’s median family income estimate, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.



5. What does the term "HMFA" mean?
A: HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the CBSAs when the geography is not the same as that established by OMB. See OMB’s bulletin establishing the current CBSA definitions at http://www.whitehouse.gov/omb/bulletins/fy2007/b07-01.pdf.

6. How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
A: The FY 2008 Income Limits Area Definitions report places a "CBSA" in front of those areas where all counties in the CBSA are used in the calculation; an "SA" is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA's income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY 2008 Income Limits Area Definitions report at: https://www.huduser.gov/datasets/il/il08/Area_Definitions_Report.pdf.

7. How can 60 percent income limits be calculated?
A: HUD recommends you take 120 percent of the Very Low Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits. For the Low Income Housing Tax Credit program, Revenue Ruling 89-24 states that "…40 percent of the applicable units must be occupied by individuals or families having incomes equal to 120 percent or less of the income limit for a very low income family of the same size."

8. How are Low Income Housing Tax Credit maximum rents computed from the very low-income limits?
A: The imputed income limitation (as defined in 26USC Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under 26USC Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very Low Income Limits (VLILs) for the different household sizes according to the following table:

LIHTC Maximum Rent Derivation from HUD Very-Low Income Limits (VLILs)

Unit Size
0 Bedroom
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
50% MFI Unit Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
3-Person VLIL
(4-Person VLIL + 5-Person VLIL)/2
6-Person VLIL
 
60% MFI Unit Maximum Monthly Rent is 1/12 of 30% of:
120% of 1-Person VLIL
120 % of [(1-Person VLIL + 2-Person VLIL)/2]
120% of 3-Person VLIL
120 % of [(4-Person VLIL + 5-Person VLIL)/2]
120 % of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per bedroom.

9. What is the FY2008 State Non-Metro Median Family Income and what are the associated income limits used for certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005?
A: A. The FY 2008 State Non-Metro Median Family Income is estimated to be $49,300. The 1-8 Person 50% Income Limits are as follows:

1 Person

2 Person

3 Person

4 Person

5 Person

6 Person

7 Person

8 Person

$17,250

$19,700

$22,200

$24,650

$26,600

$28,600

$30,550

$32,550


The effective date is March 20, 2007.

Access Individual Income Limits Areas

This system provides complete documentation of the development of the FY 2007 Income Limits (ILs) 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 how the final FY 2007 ILs were updated and developed starting with the 2000 Census benchmark and including update factors from Bureau of Labor Statistics Data (BLS) and American Community Survey (ACS) data. The tables on the summary page include links to complete detail on how the data were developed.



Access Individual Median Family Income Areas

This system provides complete documentation of the development of the FY 2007 Median Family Incomes (MFIs) for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2007 MFIs were developed starting with the 2000 Census benchmark and including update factors calculated from American Community Survey (ACS) data and in some cases Bureau of Labor Statistics (BLS) data.


Median Family Incomes:
  • Transmittal Notice on Estimated Median Family Incomes for FY 2007,
    State Median Family Incomes in pdf

  • Tables for 1999 and Estimated FY2007 Decile Distributions by Area in pdf and MS WORD
Income Limits
  • FY 2007 Income Limits Briefing Material in pdf

  • Income Limit Area Definitions in pdf

  • Transmittal Notice of FY 2007 Income Limits for the Public Housing and Section 8 Programs in pdf

  • Tables for Section 8 Programs in pdf and MS WORD [updated April 25, 2007 to reflect 4/13/2007 technical correction]
    A technical correction was posted on April 13, 2007 affecting Median Family Incomes and Income Limits for the following areas: Sioux County, IA; Warren County, VA HMFA; and Northumberland County, VA. In addition, Median Family Income estimates for 15 areas were corrected, but their Income Limits were not affected: Valdez-Cordova Census Area; Shelby County, IL; Dickinson County, IA; Floyd County, KY; Gratiot County, MI; Pine county, MN; Lincoln County, MS; Columbia, MO; Furnas County, NE; Foster County, ND; Hettinger County, ND; McLean County, ND; Comanche County, TX; Gaines County, TX; Brunswick County, VA. This technical correction applies only to these two tables, as noted. If you downloaded this table or the Section 221, 235, 236 table before April 25, 2007, and have not included the 4/13/2007 technical correction, you have incorrect information for those areas.Click here for corrected data on these areas.

  • Data for Section 8 Income Limits in MS EXCEL

  • Transmittal Notice of FY 2007 Income Limits for the Section 221(d)(3) BMIR, Section 235 and Section 236 Programs in pdf

  • Tables for Section 221(d)(3) BMIR, Section 235 and Section 236 Programs in pdf and MS WORD [updated April 25, 2007 to reflect 4/13/2007 technical correction]
    A technical correction was posted on April 13, 2007 affecting Median Family Incomes and Income Limits for the following areas: Sioux County, IA; Warren County, VA HMFA; and Northumberland County, VA. In addition, Median Family Income estimates for 15 areas were corrected, but their Income Limits were not affected: Valdez-Cordova Census Area; Shelby County, IL; Dickinson County, IA; Floyd County, KY; Gratiot County, MI; Pine county, MN; Lincoln County, MS; Columbia, MO; Furnas County, NE; Foster County, ND; Hettinger County, ND; McLean County, ND; Comanche County, TX; Gaines County, TX; Brunswick County, VA. This technical correction applies only to these two tables, as noted. If you downloaded this table or the Section 8 table before April 25, 2007, and have not included the 4/13/2007 technical correction, you have incorrect information for those areas.Click here for corrected data on these areas.
State Income Limits and Median Family Incomes
  • To view the FY2007 State 30%, Very Low (50%) and Low (80%) Income Limits, please click here.

  • The Median Family Incomes are lower in FY2007 than FY2006. Most State Income Limits for FY2007 are held harmless (not allowed to decrease) at their FY2006 level. To see the State Income Limits for FY2006, please click here.

State Map of Median Income and Income Limits

To view all Section 8 Income Limits and Median Family Incomes for a specific State, in pdf format, go to the map below and click on that State.

map

You can also use the Dropdown below:

Some of the information in this section is available for downloading in the Adobe Portable Document Format (PDF) which allows the document to be downloaded, viewed, and printed with all of its original formatting and graphics. To view files in this format you must first download a copy of the Adobe Acrobat Reader and follow the instructions for installation. U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map

Frequently Asked Questions


1. Why is my income limit unchanged from last year?
A: Income limits may be unchanged from last year either because area incomes or other factors governing local income limits did not increase or because income limits would otherwise be lower but have been administratively frozen rather than allowed to decrease. HUD has in the past selectively frozen income limits in instances where a reduction resulted from changes in income estimates, income estimation methodology, or income limit methodology.

2. Why did some area median family income (MFI) estimates decrease in FY2007 even though the OMB definition of the area did not change?
A: Some area median family incomes changed because incomes are falling in the area. Others declined because FY2007 HUD MFI estimates reflect, for the first time, results from the fully implemented ACS, which was conducted in 2005. The manner in which the ACS data are used depends on the type of data available, which differs by place size. Local ACS MFI estimates are available for areas with populations of 65,000 or more, but the statistical reliability of these estimates differs. When local MFI estimates are available, HUD MFI estimates are based partly on local ACS estimates and partly on state-level ACS estimates. The higher the statistical reliability of local estimates, the more heavily they are used. Local ACS MFI estimates are used in inverse proportion to the size of their margins of error (the numbers computed by adding and subtracting the published margins of error, or MoEs, from the median family income estimates form the “90 percent confidence intervals” for the estimates. There is a 90 percent probability that any random sample of the same size from the population will yield an estimate of the median family income in this range).

In practice, estimates for areas with small MoEs are almost entirely based on local ACS estimates but, where MoEs are large, state-level estimates more heavily influence results. For areas without local ACS estimates, update factors are generated using a combination of state-level 2000 Census to 2005 ACS MFI change and local area BLS wage change data. All estimates are then updated from December 2005 to April 2007 using a trend factor of 3.5 percent, which reflects the average annual change in median income from 1990 to 2000.

Due to several factors, ACS income estimates are known to be lower than those generated from the 2000 decennial Census when both are inflated to the same point in time. For additional details concerning the use of the ACS in HUD’s calculations of Median Family Income, please see our FY2007 Income Limits Briefing Materials, Attachment 2 (pages 15 – 19) which can be found at the following web address: https://www.huduser.gov/datasets/il/il07/IncomeLimitsBriefingMaterial.pdf. Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY2007 Income Limits Documentation System. This system is available at this web address: https://www.huduser.gov/datasets/il/il2007_docsys.html

3. Why did the area definitions change for the income limits and median family income estimates?
A: The area definitions used for income limits and median family income estimates follow the areas determined for the Fair Market Rents (FMRs) for that fiscal year. The definition of only a few areas changed in FY2007 compared with FY2006. These changes were due to a change in the methodology for determining FMR area definitions. The actual calculation and comparison for an individual area can be seen in the FY2007 FMR Documentation System: https://www.huduser.gov/datasets/fmr/fmrs/index.asp?data=fmr07.

Most of the changes in area definition occurred in FY2006 and are discussed in detail by individual area in the FY2006 FMR Documentation system: https://www.huduser.gov/datasets/fmr/fmrs/index.asp?data=fmr06

In FY2006, HUD revised the area definitions for income estimates based on guidance from the Office of Management and Budget (OMB) that revised metropolitan areas using 2000 Census data. Under the new OMB area definitions, some former nonmetropolitan counties became part of metropolitan areas, and some metropolitan areas were subsumed within other areas, or their names have been significantly changed. In instances where OMB metropolitan area definitions changed, HUD’s areas may consist of subareas within the new OMB metropolitan area. In FY2007, subareas are established only if there are significant differences (5 percent or more) in rents or median incomes between the different old FMR area parts that comprise the new OMB metropolitan area.

HUD uses FMR areas in calculating income limits because FMRs are used in the calculation of certain income limits and the two sets of definitions are linked in statutory history. For a complete description of the area definitions a used in the FY2007 Income Limits, please review the FY2007 Income Limits Area Definitions report: https://www.huduser.gov/datasets/il/il07/Area_Definitions_Report.pdf


4. Why can’t I find the income limits for a particular nonmetropolitan county or a metropolitan area?
A: There were few changes in the area definitions between FY2006 and FY2007 income limits. Some additional subareas were created, but most changes were made in FY2006. The FY2006 area definition changes are discussed in detail for individual areas in the documentation system for Fair Market Rents (FMRs) https://www.huduser.gov/datasets/fmr/fmrs/index.asp?data=fmr06. HUD uses FMR areas in calculating income limits because FMRs are used in the calculation of certain income limits and the two sets of definitions are linked in statutory history.

In FY2007, median family incomes and income limits area definitions were changed only in cases where there were significant differences (greater than 5%) in median incomes between the subarea and the Core Based Statistical area, even though the Fair Market Rents show no significant difference. The area definitions report for income limits designates the basis of each submarket’s income limits. Please review at https://www.huduser.gov/datasets/il/il07/Area_Definitions_Report.pdf

To understand the more significant area definition changes in FY2006, please review the FY2006 Income Limits Area Definitions report: https://www.huduser.gov/datasets/il/il06/Definitions06.doc

5. Why does my very low-income limit not equal 50% of my median family income (MFI) (or my low income limit not equal 80% of my MFI)?
A: There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. These exceptions are detailed in the FY2007 Income Limits Briefing Material report. Please review this report and pay special attention to Attachments 3 and 4 (beginning on page) that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 7) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.

For further information on the exact adjustments made to any area of the country, please see our FY2007 Income Limits Documentation System. The documentation system is available at: https://www.huduser.gov/datasets/il/il2007_docsys.html. Once the area in question is selected, a summary of the area’s median family income estimate, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.


6. What does the term "HMFA" mean?
A: HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the CBSAs when the geography is not the same as that established by OMB. See OMB’s bulletin establishing the current CBSA definitions at http://www.whitehouse.gov/omb/bulletins/fy2006/b06-01.pdf.

7. How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
A: The FY2007 Income Limits Area Definitions report places a “CBSA” in front of those areas where all counties in the CBSA are used in the calculation; an “SA” is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA’s income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY2007 Income Limits Area Definitions report at: https://www.huduser.gov/datasets/il/il07/Area_Definitions_Report.pdf

8. How can 60 percent income limits be calculated?
A: HUD recommends you take 120 percent of the Very Low Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits. For the Low Income Housing Tax Credit program, the Revenue Ruling 89-24 states that “…40 percent of the applicable units must be occupied by individuals or families having incomes equal to 120 percent or less of the income limit for a very low-income family of the same size.”

9. How are Low Income Housing Tax Credit maximum rents computed from the very low-income limits?
A: The imputed income limitation (as defined in 26USC Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under 26USC Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very-Low Income Limits (VLILs) for the different household sizes according to the following table:

LIHTC Maximum Rent Derivation from HUD Very-Low Income Limits (VLILs)

Unit Size
0 Bedroom
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
50% MFI Unit Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
3-Person VLIL
(4-Person VLIL + 5-Person VLIL)/2
6-Person VLIL
 
60% MFI Unit Maximum Monthly Rent is 1/12 of 30% of:
120% of 1-Person VLIL
120 % of [(1-Person VLIL + 2-Person VLIL)/2]
120% of 3-Person VLIL
120 % of [(4-Person VLIL + 5-Person VLIL)/2]
120 % of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per bedroom.

10. 10. What is the FY2007 State Non-Metro Median Family Income and what are the associated income limits used for certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005?
A: A. The FY2007 State Non-Metro Median Family Income is estimated to be $47,300. Since this is less than the FY2006 estimate of $47,700, the associated income limits will be held harmless and maintained at the FY2006 level. The 1-8 Person 50% Income Limits are as follows:

1 Person

2 Person

3 Person

4 Person

5 Person

6 Person

7 Person

8 Person

$16,700

$19,100

$21,450

$23,850

$25,750

$27,650

$29,550

$31,500


The effective date is March 8, 2006.

Median Family Incomes:
  • Transmittal Notice on Estimated Median Family Incomes for FY 2006,
    State Median Family Incomes in pdf
  • Tables for 1999 and Estimated FY2006 Decile Distributions by Area in pdf and MS WORD
Income Limits
  • FY 2006 Income Limits Briefing Material in pdf
  • Income Limit Area Definitions in pdf and MS WORD
  • Transmittal Notice of FY 2006 Income Limits for the Public Housing and Section 8 Programs in pdf
  • Tables for Section 8 Programs in pdf and MS WORD
  • Data for Section 8 Programs in MS EXCEL
  • Transmittal Notice of FY 2006 Income Limits for the Section 221(d)(3) BMIR, Section 235 and Section 236 Programs in pdf
  • Tables for Section 221(d)(3) BMIR, Section 235 and Section 236 Programs in pdf and MS WORD
State Map of Median Income and Income Limits

To view Income Limits for Section 8 Programs and Median Family Income information for a given county or a specific State, in pdf format, go to the U.S. map below and click on the State you are interested in.

map

You can also use the Dropdown below:

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Frequently Asked Questions


1. Why did the area definitions change for the income limits and median family income estimates?
A: In a Federal Register notice published December 16, 2005, HUD proposed changes in the metropolitan area definitions used to calculate HUD median family income estimates and income limits. These new definitions, which match FY2006 FMR areas, were used in the new HUD estimates that became effective March 8, 2006. The new definitions are based on the current Office of Management and Budget (OMB) metropolitan statistical area (MSA) definitions, but divide OMB areas along the old FMR area lines in cases where significant differences in rents or median incomes exist. OMB revises metropolitan area definitions after each Decennial Census. It issued its 2000 Census-based definitions in 2003, which contained substantial changes to several metropolitan area definitions. These changes were made to better reflect metropolitan area commuting and patterns of economic integration. The OMB metropolitan area definitions are used on a widespread basis throughout the federal government for both data collection and program administrative purposes.

For further explanation, please review the December 16, 2005 Federal Register notice in which HUD proposed changes in the metropolitan areas definitions used to calculate HUD median family income estimates and income limits: https://www.huduser.gov/datasets/il/il06/FY06_ProposedMeth.pdf.


2. Why can’t I find the income limits for a particular nonmetropolitan county or a metropolitan area?
A: HUD revised the FMR and income limit area definitions based on guidance from the Office of Management and Budget (OMB) that revised metropolitan areas using 2000 Census data. Some former nonmetropolitan counties are now part of metropolitan areas, and some metropolitan areas have been subsumed within other areas, or their names have been significantly changed. In instances where OMB metropolitan area definitions have changed, HUD’s FMR areas may consist of submarket areas within the new OMB metropolitan area. Submarkets are established only if there are significant differences in rents or median incomes between the different old FMR areas that comprise the new OMB metropolitan area. HUD uses FY2006 FMR areas in calculating FY2006 income limits because FMRs are used in the calculation of certain income limits and the two sets of definitions are linked in statutory history. For a complete description of OMB metropolitan area definitions and HUD FMR area definitions, please review the FY2006 Income Limits Area Definitions report: https://www.huduser.gov/datasets/il/il06/Definitions06.doc.

3. Why does my very low income limit not equal 50% of my median family income (MFI) (or my low income limit not equal 80% of my MFI)?
A: There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. These exceptions are detailed in the FY2006 Income Limits Briefing Material report. Please review this report and pay special attention to Attachments 3 and 4 (beginning on page 19), that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 7) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians: https://www.huduser.gov/datasets/il/il06/BRIEFING-MATERIALs.pdf.

4. Why is my income limit lower or unchanged from last year?
A: Income limits may be unchanged from last year either because area incomes or other factors governing local income limits did not increase or because income limits would normally be lower but have been administratively frozen rather than allowed to decrease. HUD has in the past selectively frozen income limits in instances where a reduction resulted from changes in income estimates, income estimation methodology, or income limit methodology. The widespread scope of the area definitional changes for the FY2006 income limits made the application of a simple hold harmless policy difficult. A primary area hold harmless policy was applied to the FY2006 income limits. Under this policy, if a new metropolitan area included parts of two old FMR/income limit areas, the income limits would not be allowed to fall below the FY2005 income limits of the largest part of the new area in FY2006. The only areas where income limits were decreased in FY2006 were those that were merged into a more populous income limit area and the larger area’s income limits were less than the smaller area’s FY2005 income limits.

5. Why did some area median family income estimates decrease in FY2006 even though the OMB definition of the area did not change?
A: A modest number of areas had decreases in their FY2006 median family income estimates. This sometimes occurred because of changes in OMB metropolitan area definitions that resulted in new estimates that were lower than the FY2005 estimates for parts of the new area. Decreases were more likely to occur, however, in areas where median family income estimates had decreased but the medians had been frozen at previous year’s levels. Given the widespread definitional changes that occurred in FY2006, HUD determined that it was inconsistent to allow some areas to retain higher than calculated median family income estimates while applying decreases to areas that were subject to new OMB definitions. As noted previously, however, most income limits were “held harmless” in areas where median family incomes were reduced.

6. Why were the Bergen-Passaic, Monmouth-Ocean, Fort Lauderdale and West Palm Beach areas treated differently?
A: These areas were singled out for special consideration in the Federal Register notice of December 16, 2005 because of the magnitude of the decreases in income limits, which ranged from 10% in Fort Lauderdale to 18% in Bergen-Passaic and would have otherwise occurred under the primary area hold harmless policy. The manner in which FMR submarkets were permitted in new OMB metropolitan areas eliminated most large changes in metropolitan area income limits. In these four instances, however, previously distinct metropolitan areas were merged into much larger metropolitan areas with similar rents but much lower median family incomes.

7. What does the term “HMFA” mean?
A: HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the CBSAs when the geography is not the same as that established by OMB. See OMB’s bulletin establishing the current CBSA definitions at https://www.whitehouse.gov/sites/default/files/omb/bulletins/fy2006/b06-01_rev_2.pdf.

8. How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
A: The FY2006 Income Limits Area Definitions report places a “CBSA” in front of those areas where all counties in the CBSA are used in the calculation; an “SA” is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA’s income limits may be based on CBSA data. Please review the report: https://www.huduser.gov/datasets/il/il06/Definitions06.doc.

9. How can 60 percent income limits be calculated?
A: HUD recommends you take 120 percent of the Very Low Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits. For the Low Income Housing Tax Credit program, the Revenue Ruling 89-24 states that “…40 percent of the applicable units must be occupied by individuals or families having incomes equal to 120 percent or less of the income limit for a very low-income family of the same size.”

10. How are Low Income Housing Tax Credit maximum rents computed from the very low income limits?
A: The imputed income limitation (as defined in 26USC Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under 26USC Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very-Low Income Limits (VLILs) for the different household sizes according to the following table:

LIHTC Maximum Rent Derivation from HUD Very-Low Income Limits (VLILs)

Unit Size
0 Bedroom
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
50% MFI Unit Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
3-Person VLIL
(4-Person VLIL + 5-Person VLIL)/2
6-Person VLIL
 
60% MFI Unit Maximum Monthly Rent is 1/12 of 30% of:
120% of 1-Person VLIL
120 % of [(1-Person VLIL + 2-Person VLIL)/2
120% of 3-Person VLIL
120 % of [(4-Person VLIL + 5-Person VLIL)/2]
120 % of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per bedroom.

11. Has the rounding policy for medians and income limits changed since last year?
A: Two rounding changes have been made to the calculation of medians and income limits. Median incomes, which historically have been rounded to the nearest 100, were mistakenly rounded to the nearest 50 for FY2005 median income publications. FY2006 medians are rounded to the nearest 100.

Also, the rounded 4-person income limit is now being used to calculate other family size income limits instead of the unrounded 4-person income limit. This will reduce some of the complexity in reproducing HUD calculations and was done in response to requests to simplify the calculations.


The effective date is February 11, 2005.

Median Family Incomes:
  • Transmittal Notice on Estimated Median Family Incomes for FY 2005,
    State Median Family Incomes in pdf
  • Tables for 1999 and Estimated 2005 Decile Distributions by Metropolitan
    Statistical Areas and Non Metropolitan Counties in pdf and MS WORD
Income Limits
  • FY 2005 Income Limits Briefing Material in pdf
  • Income Limit Area Definition in pdf and MS WORD
  • Transmittal Notice of FY 2005 Income Limits for the Public Housing and Section 8 Programs in pdf
  • Tables for Section 8 Programs in pdf and MS WORD
  • Data for Section 8 Programs in MS EXCEL
  • Transmittal Notice of FY 2005 Income Limits for the Section 221(d)(3) BMIR, Section 235 and Section 236 Programs in pdf
  • Tables for Section 221(d)(3) BMIR, Section 235 and Section 236 Programs in pdf and MS WORD

To view Income Limits for Section 8 Programs and Median Family Income information for a given county or a specific State, in pdf format, go to the U.S. map below and click on the State you are interested in.

map

You can also use the Dropdown below:


Some of the information in this section is available for downloading in the Adobe Portable Document Format (PDF) which allows the document to be downloaded, viewed, and printed with all of its original formatting and graphics. To view files in this format you must first download a copy of the Adobe Acrobat Reader and follow the instructions for installation.

U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map

The effective date is January 28, 2004.

Median Family Incomes:
  • Transmittal Notice on Estimated Median Family Incomes for FY 2004, State Median Family Incomes in pdf .
  • Tables for 1999 & Estimated 2004 Decile Distributions by Metropolitan Statistical Areas and Non Metropolitan Counties in pdf and MS WORD
Income Limits
  • FY 2004 Income Limits Briefing Material in pdf.
  • Income Limit Area Definition in pdf and MS WORD
  • Transmittal Notice of FY 2004 Income Limits for the Public Housing and Section 8 Programs in pdf.
  • Tables for Section 8 Programs in pdf and MS WORD.
  • Data for Section Programs in MS EXCEL
  • Transmittal Notice of FY 2004 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in pdf
  • Tables for Section 221(d)(3) BMIR, Section 235 and Section 236 Programs in pdf and MS WORD

To view Income Limits for Section 8 Programs and Median Family Income information for a given county or a specific State, in pdf format, go to the U.S. map below and click on the State you are interested in.

map

You can also use the Dropdown below:


Some of the information in this section is available for downloading in the Adobe Portable Document Format (PDF) which allows the document to be downloaded, viewed, and printed with all of its original formatting and graphics. To view files in this format you must first download a copy of the Adobe Acrobat Reader and follow the instructions for installation.


The effective date is February 20, 2003.

Median Family Incomes:
  • Transmittal Notice on Estimated Median Family Incomes for FY 2003, State Median Family Incomes in pdf and MS WORD
  • Tables for 1999 & Estimated 2003 Decile Distributions by Metropolitan Statistical Areas and Non Metropolitan Counties in pdf and MS WORD
  • Important Information on Changes to Median Family Income Due to Rebenchmarking
Income Limits
  • FY 2003 Income Limits Briefing Material in pdf and MS WORD
  • Income Limit Area Definition in pdf and MS WORD
  • Transmittal Notice of FY 2003 Income Limits for the Public Housing and Section 8 Programs in MS WORD
  • Tables for Section 8 Programs in pdf and MS WORD
  • Data for Section 8 Programs in MS EXCEL
  • Transmittal Notice of FY2003 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in MS WORD
  • Tables for Section 221(d)(3) BMIR, Section 235 and Section 236 Programs in pdf and MS WORD

To view Income Limits for Section 8 Programs and Median Family Income information for a given county or a specific State, in pdf format, go to the U.S. map below and click on the State you are interested in.

map

You can also use the Dropdown below:

Some of the information in this section is available for downloading in the Adobe Portable Document Format (PDF) which allows the document to be downloaded, viewed, and printed with all of its original formatting and graphics. To view files in this format you must first download a copy of the Adobe Acrobat Reader and follow the instructions for installation.


Some of the information in this section is available for downloading in the Adobe Portable Document Format (PDF) which allows the document to be downloaded, viewed, and printed with all of its original formatting and graphics. To view files in this format you must first download a copy of the Adobe Acrobat Reader and follow the instructions for installation.


Section 8 income limits in PDF (383 KB), MS WORD (1182 KB) format, and MS EXCEL (888 KB) format.

Income Limit Area Definitions in PDF (123 KB) or MS WORD (158 KB)

Memorandum on Estimated Median Family Incomes for FY 2002 in PDF (125 KB) and MS WORD (60 KB) format.

Memorandum on Transmittal of Fiscal Year (FY) 2002 Income Limits for the Public Housing and Section 8 Programs (notice of transmittal) in PDF (111 KB) and MS WORD (56 KB) format.

1989 & Estimated 2002 Decile Distributions of Family Income by Metropolitan Statistical Areas and Non Metropolitan Counties in PDF (395 KB) and MS WORD (1140 KB).

FY 2002 Income Limits for Section 236, Section 221 BMIR, and Section 235 in PDF (438 KB) and MS WORD (3096 KB) format.

Memorandum on Transmittal of Fiscal Year (FY) 2002 Income Limits for the Section 221(d)(3)BMIR, Section 235, and Section 236 Programs in PDF (96 KB) and MS WORD (111 KB) format.

Click here to download an .exe (393 KB) file containing the files in MS WORD format.

The effective date for Income Limits is January 31, 2002 as noted on the notice of transmittal.

To view information for a given county or to download information for a specific State in PDF format, go to the U.S. map below and click on the State you are interested in.

map

You can also use the Dropdown below:


Questions concerning the methodology used to develop these income limits are addressed in the FY 2002 Income Limits Briefing Material in PDF (148 KB) of MS WORD (183 KB).

Some of the information in this section is available for downloading in the Adobe Portable Document Format (PDF) which allows the document to be downloaded, viewed, and printed with all of its original formatting and graphics. To view files in this format you must first download a copy of the Adobe Acrobat Reader and follow the instructions for installation.

U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map

Section 8 income limits in PDF, MS WORD AND MS EXCEL format.

Income Limit Area Definitions

Memorandum on Estimated Median Family Incomes for FY 2001 in PDF and MS WORD format.

Memorandum on Transmittal of Fiscal Year (FY) 2001 Income Limits for the Public Housing and Section 8 Programs (notice of transmittal) in PDF and MS WORD format.

1989 & Estimated 2001 Decile Distributions of Family Income by Metropolitan Statistical Areas and Non Metropolitan Counties in PDF, MS WORD and MS EXCEL format.

FY 2001 Income Limits for Section 236, Section 221 BMIR, and Section 235 in PDF and MS WORD format.

Click here to download an .exe file containing the files in MS WORD format.

The effective date for Income Limits is April 6, 2001 as noted on the notice of transmittal.

A correction has been made to the Median Income and Income Limits for Scott county, Iowa in the Davenport-Moline-Rock Island MSA. This correction is effective as of April 23, 2001.

To view information for a given county or to download information for a specific State in PDF format, go to the U.S. map below and click on the State you are interested in.

map

You can also use the Dropdown below:

Questions concerning the methodology used to develop these income limits are addressed in the FY 2001 Income Limits Briefing Material.

A rule change for FY 2001 Income Limits has resulted in a Revised Income Limit Calculation Procedure.

The data files provide county-level data. Income limits and FMRs are the same for all parts of a metropolitan area. In New England, a county may be split among metropolitan areas and have a nonmetropolitan part. You must use state, county, and metropolitan area codes to find the income limits for a New England township.

Some of the information in this section is available for downloading in the Adobe Portable Document Format (PDF) which allows the document to be downloaded, viewed, and printed with all of its original formatting and graphics. To view files in this format you must first download a copy of the Adobe Acrobat Reader and follow the instructions for installation. U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map


Click here to download the nationwide copy of Section 8 income limits in WORD format

Click here download the FY 2000 Income Limits in Excel format.

Click here to obtain an ASCII national data file with all counties and county subparts.

Click here to obtain the income limit area definitions.

Click here for median family income calculations and State median family incomes.

Click here to learn how the income limits for the Section 221(d)(3)BMIR, Section 235, and Section 236 programs are calculated. Click here to obtain a WORD version of the income limits for the Section 221(d)(3)BMIR, Section 235, and Section 236 programs.

To view information for a given county or to download information for a specific State, go to the U.S. map below and click on the State you are interested in. The file format is described below the map.

map

You can also use the Dropdown below:


Click here to see the file layout.

Questions concerning the methodology used to develop these income limits are addressed in the FY 2000 Income Limits Briefing Material.

Click here to learn how HUD income limits are calculated.

The data files provide county-level data. Income limits and FMRs are the same for all parts of a metropolitan area. In New England, a county may be split among metropolitan areas and have a nonmetropolitan part. You must use state, county, and metropolitan area codes to find the income limits or FMRs for a New England township.


The file layout is as follows:


 Line#      Spaces      Content

-------------------------------------------------



      1       1-2        State FIPS Code

               4-5        State abbreviation

               6-9        FIPS county code

               10-37      County name

               38-43      HUD MSA code (usually same as Census code)

               50-77      MSA/PMSA name (or NONMETRO categorization)



      2       39-46      FY 1998 Area Median Family Income

                            for a metropolitan area or for a 

                            nonmetropolitan county



      3       28-33      1-person HUD 30% of median income limit

               34-39      2-person HUD 30% of median income limit

               40-45      3-person HUD 30% of median income limit

               46-51      4-person HUD 30% of median income limit

               52-57      5-person HUD 30% of median income limit

               58-63      6-person HUD 30% of median income limit

               64-69      7-person HUD 30% of median income limit

               70-75      8-person HUD 30% of median income limit



      4       28-33      1-person HUD Very Low-Income limit

               34-39      2-person HUD Very Low-Income limit

               40-45      3-person HUD Very Low-Income limit

               46-51      4-person HUD Very Low-Income limit

               52-57      5-person HUD Very Low-Income limit

               58-63      6-person HUD Very Low-Income limit

               64-69      7-person HUD Very Low-Income limit

               70-75      8-person HUD Very Low-Income limit



      5       28-33      1-person HUD Low-Income limit

               34-39      2-person HUD Low-Income limit

               40-45      3-person HUD Low-Income limit

               46-51      4-person HUD Low-Income limit

               52-57      5-person HUD Low-Income limit

               58-63      6-person HUD Low-Income limit

               64-69      7-person HUD Low-Income limit

               70-75      8-person HUD Low-Income limit



      6       28-33      Efficiency Fair Market Rent

               34-39      1-bedroom Fair Market Rent

               40-45      2-bedroom Fair Market Rent

               46-51      3-bedroom Fair Market Rent

               52-57      4-bedroom Fair Market Rent




U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map

To download the nationwide copy of this file in WORD format, CLICK HERE. To see income limits for areas within a State, go to the map below and click on the State of interest.

Click here download the Revised FY 1999 Income Limits in Excel format.

Click here to obtain an ASCII national data file with all counties and county subparts.

Click here to obtain the income limit area definitions.

Click here to learn how median family incomes are estimated (Notice PDR-99-01).

Click here to learn about the changes to the 30% income limits made in June 1999 (Notice PDR-99-04).

Click here to obtain the income limits for the Section 221(d)(3)BMIR, Section 235, and Section 236 programs.To view information for a given county or to download information for a specific State, go to the U.S. map below and click on the State you are interested in. The file format is described below the map.

map

You can also use the Dropdown below:


Click here to see the file layout.

Questions concerning the methodology used to develop these incomelimits are addressed in the FY 1999 Income Limits Briefing Material.

Click here to learn how HUD income limits are calculated (Notice PDR-99-02).

The data files provide county-level data. Income limits and FMRs are the same for all parts of a metropolitan area. In New England, a county may be split among metropolitan areas and have a nonmetropolitan part. You must use state, county, and metropolitan area codes to find the income limits or FMRs for a New England township.

The file layout is as follows:


   Line#      Spaces      Content 



      1        1-2        State FIPS Code

               4-5        State abbreviation

               6-9        FIPS county code

               10-37      County name

               38-43      HUD MSA code (usually same as Census code)

               50-77      MSA/PMSA name (or NONMETRO categorization)



      2        39-46      FY 1998 Area Median Family Income

                          for a metropolitan area or for a 

                          nonmetropolitan county



      3        28-33      1-person HUD 30% of median income limit

               34-39      2-person HUD 30% of median income limit

               40-45      3-person HUD 30% of median income limit

               46-51      4-person HUD 30% of median income limit

               52-57      5-person HUD 30% of median income limit

               58-63      6-person HUD 30% of median income limit

               64-69      7-person HUD 30% of median income limit

               70-75      8-person HUD 30% of median income limit



      4        28-33      1-person HUD Very Low-Income limit

               34-39      2-person HUD Very Low-Income limit

               40-45      3-person HUD Very Low-Income limit

               46-51      4-person HUD Very Low-Income limit

               52-57      5-person HUD Very Low-Income limit

               58-63      6-person HUD Very Low-Income limit

               64-69      7-person HUD Very Low-Income limit

               70-75      8-person HUD Very Low-Income limit



      5        28-33      1-person HUD Low-Income limit

               34-39      2-person HUD Low-Income limit

               40-45      3-person HUD Low-Income limit

               46-51      4-person HUD Low-Income limit

               52-57      5-person HUD Low-Income limit

               58-63      6-person HUD Low-Income limit

               64-69      7-person HUD Low-Income limit

               70-75      8-person HUD Low-Income limit



      6        28-33      Efficiency Fair Market Rent

               34-39      1-bedroom Fair Market Rent

               40-45      2-bedroom Fair Market Rent

               46-51      3-bedroom Fair Market Rent

               52-57      4-bedroom Fair Market Rent




U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map

To download the nationwide copy of this file in WORD format, CLICK HERE. To see income limits for areas within a State, go to the map below and click on the State of interest.

Click here download the FY 1999 Income Limits in Excel format.

Click here to obtain an ASCII national data file with all counties and county subparts.

Click here to obtain the income limit area definitions.

Click here to learn how median family incomes are estimated (Notice PDR-99-01).

Click here to learn about the changes to the 30% income limits made in June 1999 (Notice PDR-99-04).

Click here to obtain the income limits for the Section 221(d)(3)BMIR, Section 235, and Section 236 programs.

To view information for a given county or to download information for a specific State, go to the U.S. map below and click on the State you are interested in. The file format is described below the map.

You can also use the Dropdown below:


Click here to see the file layout.

Questions concerning the methodology used to develop these income limits are addressed in the FY 1999 Income Limits Briefing Material.

Click here to learn how HUD income limits are calculated (Notice PDR-99-02).

The data files provide county-level data. Income limits and FMRs are the same for all parts of a metropolitan area. In New England, a county may be split among metropolitan areas and have a nonmetropolitan part. You must use state, county, and metropolitan area codes to find the income limits or FMRs for a New England township.

The file layout is as follows:

 Line# Spaces Content ------------------------------------------------- 1 1-2 State FIPS Code 4-5 State abbreviation 6-9 FIPS county code 10-37 County name 38-43 HUD MSA code (usually same as Census code) 50-77 MSA/PMSA name (or NONMETRO categorization) 2 39-46 FY 1998 Area Median Family Income for a metropolitan area or for a nonmetropolitan county 3 28-33 1-person HUD 30% of median income limit 34-39 2-person HUD 30% of median income limit 40-45 3-person HUD 30% of median income limit 46-51 4-person HUD 30% of median income limit 52-57 5-person HUD 30% of median income limit 58-63 6-person HUD 30% of median income limit 64-69 7-person HUD 30% of median income limit 70-75 8-person HUD 30% of median income limit 4 28-33 1-person HUD Very Low-Income limit 34-39 2-person HUD Very Low-Income limit 40-45 3-person HUD Very Low-Income limit 46-51 4-person HUD Very Low-Income limit 52-57 5-person HUD Very Low-Income limit 58-63 6-person HUD Very Low-Income limit 64-69 7-person HUD Very Low-Income limit 70-75 8-person HUD Very Low-Income limit 5 28-33 1-person HUD Low-Income limit 34-39 2-person HUD Low-Income limit 40-45 3-person HUD Low-Income limit 46-51 4-person HUD Low-Income limit 52-57 5-person HUD Low-Income limit 58-63 6-person HUD Low-Income limit 64-69 7-person HUD Low-Income limit 70-75 8-person HUD Low-Income limit 6 28-33 Efficiency Fair Market Rent 34-39 1-bedroom Fair Market Rent 40-45 2-bedroom Fair Market Rent 46-51 3-bedroom Fair Market Rent 52-57 4-bedroom Fair Market Rent 

Click here to obtain a national data file with all counties and county subparts.

Click here to obtain state-level median family income estimates.

Click here to obtain the income limit area definitions.

Click here to learn how median family incomes are estimated.

Click here to obtain the income limits for the Section 221(d) (3)BMIR, Section 235, and Section 236 programs.

To view information for a given county or to download information for a specific State, go to the U.S. map below and click on the State you are interested in. The file format is described below the map.

Map

You can also use the Dropdown below:


Click here to see the file layout.

Questions concerning the methodology used to develop these income limits are addressed in the FY 1998 Income Limits Briefing Material supplied to all HUD field economists.

Click here to learn how HUD income limits are calculated.

The data files provide county-level data. Income limits and FMRs are the same for all parts of a metropolitan area. In New England, a county may be split among metropolitan areas and have a nonmetropolitan part. You must use state, county, and metropolitan area codes to find the income limits or FMRs for a New England township.

The file layout is as follows:


 Line#     Spaces      Content



-------------------------------------------------



      1       1-2        State FIPS Code

               4-5        State abbreviation

               6-9        FIPS county code

               10-37      County name

               38-43      HUD MSA code (usually same as Census code)

               50-77      MSA/PMSA name (or NONMETRO categorization)



      2       39-46      FY 1998 Area Median Family Income

                             for a metropolitan area or for a 

                             nonmetropolitan county



      3       28-33      1-person HUD Very Low-Income limit

               34-39      2-person HUD Very Low-Income limit

               40-45      3-person HUD Very Low-Income limit

               46-51      4-person HUD Very Low-Income limit

               52-57      5-person HUD Very Low-Income limit

               58-63      6-person HUD Very Low-Income limit

               64-69      7-person HUD Very Low-Income limit

               70-75      8-person HUD Very Low-Income limit



      4       28-33      1-person HUD Low-Income limit

               34-39      2-person HUD Low-Income limit

               40-45      3-person HUD Low-Income limit

               46-51      4-person HUD Low-Income limit

               52-57      5-person HUD Low-Income limit

               58-63      6-person HUD Low-Income limit

               64-69      7-person HUD Low-Income limit

               70-75      8-person HUD Low-Income limit



      5       28-33      Efficiency Fair Market Rent

               34-39      1-bedroom Fair Market Rent

               40-45      2-bedroom Fair Market Rent

               46-51      3-bedroom Fair Market Rent

               52-57      4-bedroom Fair Market Rent







U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map

Click here to obtain a national data file with all counties and county subparts.

Click here to obtain state-level median family income estimates.

Click here to learn how HUD income limits are calculated.

Click here to learn how median family incomes are estimated.

To view information for a given county or to download information for a specific State, go to the U.S. map below and click on the State you are interested in. The file format is described below the map.

You can also use the Dropdown below:



Click here to view the file layout.

The data files provide county-level data. Income limits and FMRs are the same for all parts of a metropolitan area. In New England, a county may be split among metropolitan areas and have a nonmetropolitan part. You must use state, county, and metropolitan area codes to find the income limits or FMRs for a New England township.

The file layout is as follows:








 Line#   Spaces    Content



-------------------------------------------------



      1       1-2        State FIPS Code

               4-5        State abbreviation

               6-9        FIPS county code

               10-37      County name

               38-43      HUD MSA code (usually same as Census code)

               50-77      MSA/PMSA name (or NONMETRO categorization)



      2       39-46      FY 1997 Area Median Family Income

   		   	 for a metropolitan area or for a 

                            nonmetropolitan county



      3       28-33      1-person HUD Very Low-Income limit

               34-39      2-person HUD Very Low-Income limit

               40-45      3-person HUD Very Low-Income limit

               46-51      4-person HUD Very Low-Income limit

               52-57      5-person HUD Very Low-Income limit

               58-63      6-person HUD Very Low-Income limit

               64-69      7-person HUD Very Low-Income limit

               70-75      8-person HUD Very Low-Income limit



      4       28-33      1-person HUD Low-Income limit

               34-39      2-person HUD Low-Income limit

               40-45      3-person HUD Low-Income limit

               46-51      4-person HUD Low-Income limit

               52-57      5-person HUD Low-Income limit

               58-63      6-person HUD Low-Income limit

               64-69      7-person HUD Low-Income limit

               70-75      8-person HUD Low-Income limit



      5       28-33      Efficiency Fair Market Rent

               34-39      1-bedroom Fair Market Rent

               40-45      2-bedroom Fair Market Rent

               46-51      3-bedroom Fair Market Rent

               52-57      4-bedroom Fair Market Rent

 





U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map

Click here to obtain a national data file with all counties and county subparts.

Click here to obtain state-level median family income estimates.

Click here to learn how HUD income limits are calculated.

Click here to learn how median family incomes are estimated.

To view information for a given county or to download information for a specific State, go to the U.S. map below and click on the State you are interested in. The file format is described below the map.

You can also use the Dropdown below:


Click here to see the file layout. The data files provide county-level data. Income limits and FMRs are the same for all parts of a metropolitan area. In New England, a county may be split among metropolitan areas and have a nonmetropolitan part. You must use state, county, and metropolitan area codes to find the income limits or FMRs for a New England township.

The file layout is as follows:

Line#      Spaces         Content

-------------------------------------------------

1	    5-6          State FIPS code

 	    8-9          State abbreviation

 	  10-13          FIPS county code

 	  14-41          County name

 	  42-47          HUD MSA code (usually same as Census code)

 	  54-80          MSA/PMSA name (or NONMETRO categorization)



2	   1-54          Descriptive name field

 	  55-60          FY 1996 Area Median Family Income for a

                	         metropolitan area or for a nonmetropolitan county

  

3          1-30          Descriptive name field

           31-36          1-person HUD Very Low-Income limit

           37-42          2-person HUD Very Low-Income limit

           43-48          3-person HUD Very Low-Income limit

           49-54          4-person HUD Very Low-Income limit

           55-60          5-person HUD Very Low-Income limit

           61-66          6-person HUD Very Low-Income limit

           67-72          7-person HUD Very Low-Income limit

           73-78          8-person HUD Very Low-Income limit



4          1-30          Descriptive name field

           31-36          1-person HUD Low-Income limit

           37-42          2-person HUD Low-Income limit

           43-48          3-person HUD Low-Income limit

           49-54          4-person HUD Low-Income limit

           55-60          5-person HUD Low-Income limit

           61-66          6-person HUD Low-Income limit

           67-72          7-person HUD Low-Income limit

           73-78          8-person HUD Low-Income limit



5          1-49          Descriptive name field

           50-54          Efficiency Fair Market Rent

           55-60          1-bedroom Fair Market Rent

           61-66          2-bedroom Fair Market Rent

           67-72          3-bedroom Fair Market Rent

           73-78          4-bedroom Fair Market Rent

U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map U.S. Map





fmr-il-mobile-icon

PD&R FMR/IL Lookup is now available on Apple iOS and Android powered smartphones. Look up Fair Market Rents & Income Limits from HUD’s Policy Develop. & Research!


Access Individual Area Fair Market Rent and Income Limit Histories

Income Limits Hold-Harmless Policy

Final Notice on Ending the Hold-Harmless Policy for Section 8 Income Limits
Request for Comments on Ending "Hold Harmless" Policy in Calculating Section 8 Income Limits
Correction of Potential Impact on Section 8 Program and Extension of Comment Date

Multifamily Tax Subsidy Projects (MTSPs)

MTSPs are 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 should use the Income Limits.
MTSP Income Limits

Uniform Relocation Act Income Limits

Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (Uniform Act or URA)

Community Reinvestment Act (CRA) and Home Mortgage Disclosure Act (HMDA)

Link to Federal Financial Institutions Examination Council (FFIEC) HUD Estimated Metropolitan Area Median Family Income

HUD Utility Schedule Model

HUD Utility Schedule Model