Section 8 income limits decide whether you can even get on the list for a housing voucher. This guide settles two things fast: what dollar figure your household has to stay under, and exactly which money the housing authority counts against you. You will also learn what HUD does not count, because most people guess wrong on that part.
How Section 8 Income Limits Actually Works
HUD sets three tiers for every county and metro area in the country. Extremely low income is about 30% of the area median. Very low income is 50%. Low income is 80%. For the Housing Choice Voucher program, 50% is normally the ceiling to get in the door. However, federal law requires that 75% of new vouchers each year go to households at or below the 30% tier.
The dollar amounts are not national. They rise and fall with local wages. For example, a family of four in Mississippi faces a much lower ceiling than the same family in Los Angeles. Household size matters too. A one-person household limit is typically 70% of the four-person figure, and each extra person raises it.
| Area | FY2026 4-person very low income (50%) | FY2026 4-person extremely low income (30%) |
|---|---|---|
| Mississippi (statewide median $81,100) | $40,550 | $24,350 |
| Ohio (statewide median $98,800) | $49,400 | $29,650 |
| Texas (statewide median $118,900) | $59,450 | $35,650 |
| Los Angeles–Long Beach–Glendale, CA | $75,750 | Set by HUD’s high-cost adjustment |
| National median family income baseline | $106,800 (FY2026); yearly increases capped at 10% | |
Notice the spread. In most cases, county figures differ from the statewide number above, sometimes by thousands of dollars. As a result, you should never rely on a chart you found on a random blog. Pull your exact county figure from HUD’s official income limits dataset before you apply. You can also compare rules where you live through our Section 8 by state guides.
Section 8 Income Limits: Your Rights, Step by Step
Here is how to check yourself against section 8 income limits before a housing authority ever looks at your file.
1. Count your household. Include everyone who will live in the unit. 2. Add up gross annual income — before taxes, not take-home. Count wages, tips, self-employment profit, Social Security, SSI, pensions, unemployment, workers’ comp, regular child support or alimony actually received, and income from assets. 3. Subtract nothing yet. Deductions for elderly, disabled, or dependent household members come later, at rent calculation, not at eligibility. 4. Compare that total to your county’s 50% figure for your household size. 5.
Apply anyway if you are close. The PHA does the official math, and it may exclude income you assumed counted.
What HUD leaves out surprises people. Under 24 CFR 5.609, the housing authority excludes SNAP benefits, most federal student aid such as Pell Grants and work-study, foster care and kinship guardianship payments, one-time nonrecurring income, and imputed asset income when net family assets total $50,000 or less. Earnings of children under 18 are excluded too. For example, a teenager’s part-time paycheck does not push a family over the line.
The Mistakes That Cost Tenants
The most expensive mistake is assuming you earn too much. Section 8 income limits sit higher than most people think, especially in expensive metros. Typically, families rule themselves out and never apply. Apply and let the housing authority decide.
The second mistake is under-reporting. Leaving off a roommate’s wages or an ex-spouse’s child support is program fraud, even when it feels like a small thing. It can end your voucher and trigger repayment demands. Report everything and let the exclusions do their work.
A third mistake is silence after a raise. Once you hold a voucher, you must report income changes, usually within 10 to 30 days depending on PHA policy. However, going over the section 8 income limits later does not automatically end your assistance. Limits apply at admission. As a participant, rising income normally just raises your share of the rent until it equals the full amount.
Finally, people forget that PHAs have real discretion. Local rules on preferences, residency, criminal history, and how they verify assets vary a lot. Two counties can apply the same federal section 8 income limits and still reach different results on your file.
When to Get Help (Legal Aid or an Attorney)
Call for help if you were denied and believe the income math is wrong. Denial letters must state a reason and offer an informal review or hearing, and those windows are short — often 10 to 14 days. A legal-aid lawyer can read the calculation worksheet and spot income that should have been excluded.
Get help immediately if you also face eviction. An active eviction case moves faster than any housing authority appeal, and losing a tenancy can jeopardize a voucher. Many tenants in this situation can get free representation, but you have to ask early.
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Find a free lawyer through the Legal Services Corporation’s legal-aid locator, your state court’s self-help portal, or the HUD-approved housing counselor directory. If a legal term in your paperwork is confusing, the plain-English definitions at Cornell’s Legal Information Institute help.
Frequently Asked Questions
Do section 8 income limits count my whole household or just me?
The whole household. HUD counts income from every adult 18 and older, plus unearned income received for children. A child’s own wages, however, are excluded.
What happens if I go over the limit after I get a voucher?
You typically do not lose assistance right away. Your rent share rises as income rises. When your share reaches the full rent for 180 straight days, most PHAs end the subsidy.
Does savings or a car count as income?
Assets themselves are not income, but income they produce can be. When net family assets are $50,000 or less, HUD does not impute a return. Check with your local PHA, since verification practices differ.
Protect your stuff while you sort this out
A landlord’s insurance does not cover your belongings — renters insurance does, often for a few dollars a month. Compare options before your next move.
Find Your State’s Exact Rules
Notice periods, deposit caps, and the eviction timeline all change from state to state. Pick your state to see the exact days, dollar limits, and steps that apply where you live.
See Tenant Rights in All 50 States →
Sources & How to Verify
The rules on this page are drawn from official government and legal-aid sources. Tenant law changes, so always confirm the exact rule with your state’s statute or a local legal-aid office.
- HUD: hud.gov — federal renter protections and fair housing
- Legal Services Corporation: lsc.gov — find free legal aid in your state
- Cornell Legal Information Institute: law.cornell.edu/wex — plain-English legal definitions
- Your state statute & court self-help portal: search “[your state] landlord tenant act” and “[your state] court self-help eviction” for the exact law and forms
Content last reviewed August 2026. If you notice outdated information, please contact us.
Related Guides
- Tenant Rights by State (50-State Guide)
- More in This Category
- Tenant Scenarios — What to Do When…
- Notices, Letters & Documents
- Comparison Guides
- Tenant Rights Legal Glossary
Informational only — not legal advice. Tenant Rights Info is an independent educational resource, not a law firm, and this page does not provide legal advice. Landlord-tenant law varies by state and city and changes over time, so always verify the exact rule with your state’s statute, your local court’s self-help portal, or a legal-aid office. For urgent situations like an active eviction, contact a local legal-aid office or a licensed tenant attorney in your state right away.