Income Limits

2023 Documents

Effective May 15, 2023.

• FY 2023 Median Income Methodology in pdf
• FY 2023 Median Family Incomes for States, Metropolitan and Nonmetropolitan Portions of States in pdf
• Notice on Median Family Incomes for FY 2023, State Median Family Incomes in pdf

• FY 2023 Income Limits Methodology in pdf (Revised May 17, 2023)
• Area Definition report in pdf
• Notice of FY 2023 Income Limits for the Public Housing and Section 8 Programs in pdf
• Tables for Section 8 Income Limits in pdf

• Notice of FY 2023 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

• To view the FY 2023 State 30%, 50% and 80% Income Limits (based on median family incomes without adjustments made to HUD Income Limits), please click here.

Exception: Effective June 15th, 2023.

Data for Emergency Solutions Grant (ESG) - Tables for HUD 30% Income Limits. 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)

2023 Data

Effective May 15, 2023

• Data for Section 8 Income Limits in MS EXCEL
• Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in MS EXCEL
• Data for National and Non-Metro Very Low Income Limits in MS EXCEL

Exception: Effective June 15th, 2023

• Data for Emergency Solutions Grant (ESG) – Tables for HUD 30% Income Limits. 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. (in EXCEL)

Median Family Incomes

Q1. How does HUD calculate median family incomes?

To calculate the FY 2023 median incomes, HUD uses 2021 American Community Survey (ACS) median family incomes as the basis for FY 2023 medians for all areas designated as Fair Market Rent areas in the US including Puerto Rico. HUD would have ordinarily used 2020 ACS data for FY 2023; however, the Census Bureau did not release standard one-year estimates from the 2020 ACS due to the impact of the Covid-19 pandemic on data collection (for more information please see this statement). For an ACS estimate to be considered statistically valid, the estimate must have a margin of error less than half the size of the estimate and the estimate must be based on at least 100 observations. In areas where there is a statistically valid survey estimate using 2021 one-year ACS data, that is used. If not, statistically valid 2021 five-year data is used. Where statistically valid five-year data is not available, HUD will average the minimally statistically valid income estimates from the previous three years of ACS or PRCS data. Minimal statistical validity is defined as those ACS estimates where the margin of error of the estimate is less than half the size of the estimate. ACS data from 2021, 2020, and 2019 will be evaluated to determine if it is minimally statistically valid. HUD averages the minimally statistically valid 5-year data which is adjusted to 2021 dollars using the national change in CPI between the ACS year of the data and 2021. For all places in the US including Puerto Rico, the estimates (using either one-year data or five-year data) are then inflated from 2021 to Fiscal Year using the Consumer Price Index forecast from the Congressional Budget Office.

For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2023 Median Family Income methodology document, at https://www.huduser.gov/portal/datasets/il.html#2023_data.

Additionally, full documentation of all calculations for Median Family Incomes are available in the FY 2023 Median Family Income and the FY 2023 Income Limits Documentation System. These systems are available at https://www.huduser.gov/portal/datasets/il.html#2023_query.

Q2. What is the difference between HUD’s Median Family Income (MFI) and Area Median Income (AMI)?

HUD estimates Median Family Income (MFI) annually for each metropolitan area and non-metropolitan county. The metropolitan area definitions are the same ones HUD uses for Fair Market Rents (except where statute requires a different configuration). HUD calculates Income Limits as a function of the area's Median Family Income (MFI). The basis for HUD’s median family incomes is data from the American Community Survey, table B19113 - MEDIAN FAMILY INCOME IN THE PAST 12 MONTHS.

The term Area Median Income is the term used more generally in the affordable housing industry. If the term Area Median Income (AMI) is used in an unqualified manner, this reference is synonymous with HUD's MFI. However, if the term AMI is qualified in some way - generally percentages of AMI, or AMI adjusted for family size, then this is a reference to HUD's income limits, which are calculated as percentages of median incomes and include adjustments for families of different sizes.

Income Limits

Q3. What is the limit on increases and decreases to income limits for FY 2023?

Since FY 2010, HUD has not allowed income limits to decrease by more than five percent, and not allowed income limits to increase by the greater of five percent or twice the annual change in national median family income. For FY 2023, the two most recent years of national median family income data are from the American Community Survey (ACS) in 2020 and 2021, at $84,394 and $85,806. However, because HUD did not use the ACS 2020 data for FY 2022 or FY 2023 Income Limits as the Census Bureau deemed it “experimental”, HUD is retaining the 2019 ACS national median of $80,944. HUD compares this to the 2021 ACS national median family income of $85,806. This is a cumulative two-year change of 6.01%, or 2.96% on an annual basis. Two times 2.96% is 5.92%. This exceeds five percent, so the limit on increases in income limits is set at approximately 5.92%. (Note that HUD uses unrounded percentages in its actual calculations). The limit on decreases in income limits remains five percent.

Q4. Is HUD raising rents on low-income tenants?

The potential impact of changing income limits varies based on the program. Many tenants in Federally-supported housing will see no impact because rents are directly tied to their incomes. For other programs, such as Low Income Housing Tax Credits, properties have their maximum allowed rents based on the income limits that HUD is mandated to publish. The Federal government has no control over how individual LIHTC landlords set rents within the prescribed range. HUD has not required or suggested rent increases. To the extent that owners increase rents, they should be minimal increases, phased in over time, and only to an extent consistent with maintaining financial feasibility of the property.

Q5. Why don’t the income limits for my area reflect recent gains (or losses)?

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 2023 Income Limits are calculated using 2017-2021 5-year American Community Survey (ACS) data, and one-year 2021 data where possible. This is a two-year lag, so more current trends in median family income levels are not available.

Q6. Why does my very low-income limit not equal 50% of my median family income (or my low-income limit not equal 80% of my median income)?

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 2023 Income Limits Methodology Document, https://www.huduser.gov/portal/datasets/il.html#2023_data. 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 an individual area of the country, please see our FY 2023 Income Limits Documentation System. The documentation system is available at https://www.huduser.gov/portal/datasets/il.html#2023_query. Once the area in question is selected, a summary of the area’s median income, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.

Q7. Why is the Extremely Low-Income Limit sometimes no different than the Very Low-Income Limit?

The Quality Housing and Work Responsibility Act of 1998 established a new income limit standard based on 30 percent of median family income (the extremely low-income limits), which was to be adjusted for family size and for areas of unusually high or low family income. A statutory change was made in 1999 to clarify that these income limits should be tied to the Section 8 very low-income limits.

The Consolidated Appropriations Act, 2014 further modified and redefined these limits as Extremely Low Family income limits to ensure that these income limits would not fall below the poverty guidelines determined for each family size. Specifically, extremely low-income families are defined to be very low-income families whose incomes are the greater of the Poverty Guidelines as published and periodically updated by the Department of Health and Human Services or the 30 percent income limits calculated by HUD. Puerto Rico and other territories are specifically excluded from this adjustment. There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states and the District of Columbia use the same poverty guidelines. The extremely low-income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very low-income limits. They are then compared to the appropriate poverty guideline and if the poverty guideline is higher, that value is chosen. If the poverty guideline is above the very low-income limit at that family size, the extremely low-income limit is set at the very low-income limit because the definition of extremely low-income limits caps them at the very low-income levels.

Q8. Why am I unable to access the FY 2023 Income Limits Documentation System using a prior year bookmark, or using the results of web search? Using links from these methods generally result in broken webpages.

The income limits documentation calculates median family incomes and income limits for each area of the country; therefore, certain parameters must be set for these calculations to be performed correctly. Please access the FY 2023 Income Limits Documentation System using this link: https://www.huduser.gov/portal/datasets/il.html#2023_query.

Area Definitions:

Q9. Why do area definitions change for median incomes and income limits?

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 FMR or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas (HMFA), which continue to exist today.

The FY 2023 MFIs and income limits are based on new metropolitan area definitions, defined by OMB using commuting relationships from the Census, as updated through 2018. While HUD has maintained its HMFA subareas, there is no longer the five percent FMR or median income test; all counties added to metropolitan areas will be an HMFA with rents and incomes based on their own county data, where available. The disposition of all counties is shown in the Area Definitions report https://www.huduser.gov/portal/datasets/il.html#2023_data.

Q10. What is the relationship between Fair Market Rent areas and Income Limit areas?

With minor exceptions, FMR 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 exception to the similarity between Fair Market Rent areas and Income Limit areas is Rockland County, NY. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not.

Q11. What does the term “HMFA” mean?

HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined metropolitan statistical area (MSA) 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 MSAs when the geography is not the same as that established by OMB.

Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)

Q12. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?

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 current year non-metropolitan median income and the 1-8 person 50-percent income limits based on the non-metropolitan median income are listed in the table available at https://www.huduser.gov/portal/datasets/il/il23/FY2023-National-Non-Met-Very-Low-Income-Limits.xlsx.

Q13. What are Multifamily Tax Subsidy Projects?

Multifamily Tax Subsidy Projects (MTSPs), a term used by HUD, are all Low-Income Housing Tax Credit projects under Section 42 of the Internal Revenue Code and multifamily projects funded by tax-exempt bonds under Section 142 (which generally also benefit from LIHTC). These projects may have special income limits established by statute so HUD publishes 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.

Q14. How can 60 percent income limits be calculated?

For the Low-Income Housing Tax Credit program, users should refer to the FY 2023 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 median family income; there are too many exceptions made to the arithmetic rule in computing income limits.

Q15. How are maximum rents for Low-Income Housing Tax Credit projects computed from the very low-income limits?

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 at https://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 26 U.S.C. Sec. 42(g)(2)) is 60 percent of the median income. A rent may not exceed 30 percent of this imputed income limitation under 26 U.S.C. 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.

2022 Documents

Effective April 18, 2022.

• FY 2022 Median Income Methodology in pdf
• Notice on Median Family Incomes for FY 2022, State Median Family Incomes in pdf

• FY 2022 Income Limits Methodology in pdf
• Area Definition report in pdf
• Notice of FY 2022 Income Limits for the Public Housing and Section 8 Programs in pdf
• Tables for Section 8 Income Limits in pdf

• Notice of FY 2022 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

• To view the FY 2022 State 30%, 50% and 80% Income Limits (based on median family incomes without adjustments made to HUD Income Limits), please click here.

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)

2022 Data

Effective April 18, 2022

• Data for Section 8 Income Limits in MS EXCEL
• Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in MS EXCEL
• Tables for HUD 30% Income Limits (in EXCEL)

Puerto Rico Income Limits FAQs

Income Limits

Q1. Is HUD raising rents on low-income tenants?

The potential impact of changing income limits varies based on the program. Many tenants in Federally-supported housing will see no impact because rents are directly tied to tenant incomes. For other programs, such as Low Income Housing Tax Credits, properties have their maximum allowed rents based on the income limits that HUD is mandated to publish. The Federal government has no control over how individual LIHTC landlords set rents within the prescribed range. HUD has not required or suggested rent increases. To the extent that owners increase rents, they should be minimal increases, phased in over time, and only to an extent consistent with maintaining financial feasibility of the property.

Q2. Income limits have fallen in my area but haven’t done so in the past, why did this happen?

Beginning with FY 2010 Income Limits, HUD eliminated its long standing “hold harmless” policy. HUD’s “hold harmless” policy sustained Section 8 income limits for certain areas at previously published levels when reductions would otherwise have resulted from changes in median family incomes, housing cost adjustment data, median 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 (HCV) 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 as measured by the American Community Survey, whichever is greater. For the FY 2022 income limits, the cap is approximately 11.89 percent. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.

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. Income-based rents used in the HOME Investment Partnerships program (HOME) will also be held harmless.

Q3. Why don’t the income limits for my area reflect recent gains (or losses)?

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 2022 Income Limits are calculated using 2015-2019 5-year American Community Survey (ACS) data, and one-year 2019 data where possible. This is a three-year lag, so more current trends in median family income levels are not available.

Q4. What is the difference between HUD’s Median Family Income (MFI) and Area Median Income (AMI)?

HUD estimates Median Family Income (MFI) annually for each metropolitan area and non-metropolitan county. The metropolitan area definitions are the same ones HUD uses for Fair Market Rents (except where statute requires a different configuration). HUD calculates Income Limits as a function of the area's Median Family Income (MFI). The basis for HUD’s median family incomes is data from the American Community Survey, table B19113 - MEDIAN FAMILY INCOME IN THE PAST 12 MONTHS.

The term Area Median Income is the term used more generally in the affordable housing industry. If the term Area Median Income (AMI) is used in an unqualified manner, this reference is synonymous with HUD's MFI. However, if the term AMI is qualified in some way - generally percentages of AMI, or AMI adjusted for family size, then this is a reference to HUD's income limits, which are calculated as percentages of median incomes and include adjustments for families of different sizes.

Q5. Why does my very low-income limit not equal 50% of my median family income (or my low-income limit not equal 80% of my median income)?

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 2022 Income Limits Methodology Document, https://www.huduser.gov/portal/datasets/il.html#2022_data. 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 an individual area of the country, please see our FY 2022 Income Limits Documentation System. The documentation system is available at https://www.huduser.gov/portal/datasets/il.html#2022_query. Once the area in question is selected, a summary of the area’s median income, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.

Q6. Why is the Extremely Low-Income Limit much higher than in the past and sometimes no different than the Very Low-Income Limit?

The Quality Housing and Work Responsibility Act of 1998 established a new income limit standard based on 30 percent of median family income (the extremely low-income limits), which was to be adjusted for family size and for areas of unusually high or low family income. A statutory change was made in 1999 to clarify that these income limits should be tied to the Section 8 very low-income limits.

The Consolidated Appropriations Act, 2014 further modified and redefined these limits as Extremely Low Family income limits to ensure that these income limits would not fall below the poverty guidelines determined for each family size. Specifically, extremely low-income families are defined to be very low-income families whose incomes are the greater of the Poverty Guidelines as published and periodically updated by the Department of Health and Human Services or the 30 percent income limits calculated by HUD. Puerto Rico and other territories are specifically excluded from this adjustment. There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states and the District of Columbia use the same poverty guidelines. The extremely low-income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very low-income limits. They are then compared to the appropriate poverty guideline and if the poverty guideline is higher, that value is chosen. If the poverty guideline is above the very low-income limit at that family size, the extremely low-income limit is set at the very low-income limit because the definition of extremely low-income limits caps them at the very low-income levels.

Q7. Why am I unable to access the FY 2022 Income Limits Documentation System using a prior year bookmark, or using the results of web search? Using links from these methods generally result in broken webpages.

The income limits documentation calculates median family incomes and income limits for each area of the country; therefore, certain parameters must be set for these calculations to be performed correctly. Please access the FY 2022 Income Limits Documentation System using this link: https://www.huduser.gov/portal/datasets/il.html#2022_query

Median Family Incomes

Q8. How does HUD calculate median family incomes?

To calculate the FY 2022 median incomes, HUD uses 2019 ACS or PRCS median family incomes as the basis for FY 2022 medians for all areas designated as Fair Market Rent areas in the US and Puerto Rico. For an ACS estimate to be considered statistically valid, the estimate must have a margin of error less than half the size of the estimate and the estimate must be based on at least 100 observations. In areas where there is a statistically valid survey estimate using 2019 one-year ACS or PRCS data, that is used. If not, statistically valid 2019 five-year data is used. Where statistically valid five-year data is not available, HUD will average the minimally statistically valid income estimates from the previous three years of ACS or PRCS data. Minimal statistical validity is defined as those ACS estimates where the margin of error of the estimate is less than half the size of the estimate. ACS data from 2019, 2018, and 2017 will be evaluated to determine if it is minimally statistically valid. HUD averages the minimally statistically valid 5-year data which is adjusted to 2019 dollars using the national change in CPI between the ACS year of the data and 2019. For all places in the US and Puerto Rico: All estimates (using either one-year data or five-year data) are then inflated from 2019 to February 2022 using the Consumer Price Index (CPI).

For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2022 Median Family Income methodology document, at https://www.huduser.gov/portal/datasets/il.html#2021_data.

Additionally, full documentation of all calculations for Median Family Incomes are available in the FY 2022 Median Family Income and the FY 2022 Income Limits Documentation System. These systems are available at https://www.huduser.gov/portal/datasets/il.html#2022_query.

Area Definitions:

Q9. Why do area definitions change for median incomes and income limits?

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 FMR or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas (HMFA), which continue to exist today.

The FY 2022 MFIs and income limits are based on new metropolitan area definitions, defined by OMB using commuting relationships from the 2010 Decennial Census, as updated through 2018. While HUD has maintained its HMFA subareas, there is no longer the five percent FMR or median income test; all counties added to metropolitan areas will be an HMFA with rents and incomes based on their own county data, where available. The disposition of all counties is shown in the Area Definitions report https://www.huduser.gov/portal/datasets/il.html#2022_data.

Q10. What is the relationship between Fair Market Rent areas and Income Limit areas?

With minor exceptions, FMR 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 exception to the similarity between Fair Market Rent areas and Income Limit areas is Rockland County, NY. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not.

Q11. What does the term “HMFA” mean?

HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined metropolitan statistical area (MSA) 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 MSAs when the geography is not the same as that established by OMB.

Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)

Q12. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?

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 2022 non-metropolitan median income is: $71,300 and the 1-8 person 50-percent income limits based on the non-metropolitan median income are listed below:

Statewide Income Limits For U.S. Non-Metropolitan Total

---

FY 2022 Very Low-Income (50%) Limit (VLIL)

Median Family Income	1 Person	2 Person	3 Person	4 Person	5 Person	6 Person	7 Person	8 Person
$71,300	$24,950	$28,500	$32,100	$35,650	$38,500	$41,350	$44,200	47,050

Q13. What are Multifamily Tax Subsidy Projects?

Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low-Income Housing Tax Credit projects under Section 42 of the Internal Revenue Code and multifamily projects funded by tax-exempt bonds under Section 142 (which generally also benefit from LIHTC). These projects may have special income limits established by statute so HUD publishes 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.

Q14. How can 60 percent income limits be calculated?

For the Low-Income Housing Tax Credit program, users should refer to the FY 2022 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 median family income; there are too many exceptions made to the arithmetic rule in computing income limits.

Q15. How are maximum rents for Low-Income Housing Tax Credit projects computed from the very low-income limits?

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 at https://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 26 U.S.C. Sec. 42(g)(2)) is 60 percent of the median income. A rent may not exceed 30 percent of this imputed income limitation under 26 U.S.C. 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.

• Frequently Asked Questions Puerto Rico Income Limits
• Preguntas frecuentes sobre los límites de ingreso para Puerto Rico
• Public Engagement Session Puerto Rico Income Limits Video

Effective April 1, 2021.

• FY 2021 Income Limits Methodology in pdf
• Area Definition report in pdf
• Notice of FY 2021 Income Limits for the Public Housing and Section 8 Programs in pdf
• Tables for Section 8 Income Limits in pdf and WORD
• Data for Section 8 Income Limits in MS EXCEL

• Notice of FY 2021 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

• FY 2021 Median Income Methodology in pdf
• Notice on Median Family Incomes for FY 2021, State Median Family Incomes in pdf

• To view the FY 2021 State 30%, 50% and 80% Income Limits (based on median family incomes without adjustments made to HUD Income Limits), please click here.

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)

COVID-19

Q. I live in a Low-Income Housing Tax Credit property and have been informed that my rent is increasing based on the publication of HUD Income Limits. Is HUD requiring or suggesting rent increases?

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

Income Limits

Q2. Income limits have fallen in my area but haven’t done so in the past, why did this happen?

Beginning with FY 2010 Income Limits, HUD eliminated its long standing “hold harmless” policy. HUD’s “hold harmless” policy sustained Section 8 income limits for certain areas at previously published levels when reductions would otherwise have resulted from changes in median family incomes, housing cost adjustment data, median 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 (HCV) 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 the FY 2021 income limits, the cap is almost 5 percent. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.

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. Income-based rents used in the HOME Investment Partnerships program (HOME) will also be held harmless.

Q3. Why don’t the income limits for my area reflect recent gains (or losses)?

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 2021 Income Limits are calculated using 2014-2018 5-year American Community Survey (ACS) data, and one-year 2017 data where possible. This is a two-year lag, so more current trends in median family income levels are not available.

Q4. What is the difference between HUD’s Median Family Income (MFI) and Area Median Income (AMI)?

HUD estimates Median Family Income (MFI) annually for each metropolitan area and non-metropolitan county. The metropolitan area definitions are the same ones HUD uses for Fair Market Rents (except where statute requires a different configuration). HUD calculates Income Limits as a function of the area's Median Family Income (MFI). The basis for HUD’s median family incomes is data from the American Community Survey, table B19113 - MEDIAN FAMILY INCOME IN THE PAST 12 MONTHS.

The term Area Median Income is the term used more generally in the industry. If the term Area Median Income (AMI) is used in an unqualified manor, this reference is synonymous with HUD's MFI. However, if the term AMI is qualified in some way - generally percentages of AMI, or AMI adjusted for family size, then this is a reference to HUD's income limits, which are calculated as percentages of median incomes and include adjustments for families of different sizes.

Q5. Why does my very low-income limit not equal 50% of my median family income (or my low-income limit not equal 80% of my median income)?

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 2021 Income Limits Methodology Document, https://www.huduser.gov/portal/datasets/il.html#2021_data. 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 an individual area of the country, please see our FY 2021 Income Limits Documentation System. The documentation system is available at https://www.huduser.gov/portal/datasets/il.html#2021_query. Once the area in question is selected, a summary of the area’s median income, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.

Q6. Why is the Extremely Low-Income Limit much higher than in the past and sometimes no different than the Very Low-Income Limit?

The Quality Housing and Work Responsibility Act of 1998 established a new income limit standard based on 30 percent of median family income (the extremely low-income limits), which was to be adjusted for family size and for areas of unusually high or low family income. A statutory change was made in 1999 to clarify that these income limits should be tied to the Section 8 very low-income limits.

The Consolidated Appropriations Act, 2014 further modified and redefined these limits as Extremely Low Family income limits to ensure that these income limits would not fall below the poverty guidelines determined for each family size. Specifically, extremely low-income families are defined to be very low-income families whose incomes are the greater of the Poverty Guidelines as published and periodically updated by the Department of Health and Human Services or the 30 percent income limits calculated by HUD. Puerto Rico and other territories are specifically excluded from this adjustment. There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states and the District of Columbia use the same poverty guidelines. The extremely low-income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very low-income limits. They are then compared to the appropriate poverty guideline and if the poverty guideline is higher, that value is chosen. If the poverty guideline is above the very low-income limit at that family size, the extremely low-income limit is set at the very low-income limit because the definition of extremely low-income limits caps them at the very low-income levels.

Q7. Why am I unable to access the FY 2021 Income Limits Documentation System using a prior year bookmark, or using the results of web search? Using links from these methods generally result in broken webpages.

The income limits documentation calculates median family incomes and income limits for each area of the country; therefore, certain parameters must be set for these calculations to be performed correctly. Please access the FY 2021 Income Limits Documentation System using this link: https://www.huduser.gov/portal/datasets/il.html#2021_query

Median Family Incomes

Q8. How does HUD calculate median family incomes?

To calculate the FY 2021 median incomes, HUD uses 2018 ACS or PRCS median family incomes as the basis for FY 2020 medians for all areas designated as Fair Market Rent areas in the US and Puerto Rico. For FY 2021, HUD has updated its definition of statistical validity for ACS data. For an ACS estimate to be considered statistically valid, the estimate must have a margin of error less than half the size of the estimate and the estimate must be based on at least 100 observations. In areas where there is a statistically valid survey estimate using 2018 one-year ACS or PRCS data, that is used. If not, statistically valid 2018 five-year data is used. Where statistically valid five-year data is not available, HUD will average the minimally statistically valid income estimates from the previous three years of ACS or PRCS data. Minimal statistical validity is defined as those ACS estimates where the margin of error of the estimate is less than half the size of the estimate. ACS data from 2018, 2017, and 2016 will be evaluated to determine if it is minimally statistically valid. HUD averages the minimally statistically valid 5-year data which is adjusted to 2018 dollars using the national change in CPI between the ACS year of the data and 2018. For all places in the US and Puerto Rico: All estimates (using either one-year data or five-year data) are then trended from 2018 to the midpoint of FY 2021.

A Consumer Price Index (CPI) forecast as published by the Congressional Budget Office is used in the trend factor calculation to bring the 2018 ACS data forward to the middle of FY 2021.

For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2021 Median Family Income methodology document, at https://www.huduser.gov/portal/datasets/il.html#2021_data.

Additionally, full documentation of all calculations for Median Family Incomes are available in the FY 2021 Median Family Income and the FY 2021 Income Limits Documentation System. These systems are available at https://www.huduser.gov/portal/datasets/il.html#2021_query.

Area Definitions:

Q9. Why do area definitions change for median incomes and income limits?

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 FMR or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas (HMFA), which continue to exist today.

The FY 2021 MFIs and income limits are based on new metropolitan area definitions, defined by OMB using commuting relationships from the 2010 Decennial Census, as updated through 2018. While HUD has maintained its HMFA subareas, there is no longer the five percent FMR or median income test; all counties added to metropolitan areas will be an HMFA with rents and incomes based on their own county data, where available. The disposition of all counties is shown in the Area Definitions report https://www.huduser.gov/portal/datasets/il.html#2021_data.

Q10. What is the relationship between Fair Market Rent areas and Income Limit areas?

With minor exceptions, FMR 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 exception to the similarity between Fair Market Rent areas and Income Limit areas is Rockland County, NY. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not.

Q11. What does the term “HMFA” mean?

HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined metropolitan statistical area (MSA) 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 MSAs when the geography is not the same as that established by OMB.

Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)

Q12. What are Multifamily Tax Subsidy Projects?

Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low-Income Housing Tax Credit projects under Section 42 of the Internal Revenue Code and multifamily projects funded by tax-exempt bonds under Section 142 (which generally also benefit from LIHTC). These projects may have special income limits established by statute so HUD publishes 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.

Q13. How can 60 percent income limits be calculated?

For the Low-Income Housing Tax Credit program, users should refer to the FY 2021 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 median family income; there are too many exceptions made to the arithmetic rule in computing income limits.

Q13. How are maximum rents for Low-Income Housing Tax Credit projects computed from the very low-income limits?

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 at https://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 26 U.S.C. Sec. 42(g)(2)) is 60 percent of the median income. A rent may not exceed 30 percent of this imputed income limitation under 26 U.S.C. 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.

Q14. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?

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 2021 non-metropolitan median income is: $63,400 and the 1-8 person 50-percent income limits based on the non-metropolitan median income are listed below:

1 Person	2 Person	3 Person	4 Person	5 Person	6 Person	7 Person	8 Person
$22,200	$25,350	$28,550	$31,700	$34,250	$36,750	$39,300	$41,850

Effective April 1, 2020.

• FY 2020 Income Limits Methodology in pdf
• Area Definition report in pdf
• Notice of FY 2020 Income Limits for the Public Housing and Section 8 Programs in pdf
• Tables for Section 8 Income Limits in pdf and WORD
• Data for Section 8 Income Limits in MS EXCEL

• Notice of FY 2020 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

• FY 2020 Median Income Methodology in pdf
• Notice on Median Family Incomes for FY 2020, State Median Family Incomes in pdf

• To view the FY 2020 State 30%, 50% and 80% Income Limits (based on median family incomes without adjustments made to HUD Income Limits), please click here.

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)

COVID-19

Q. I live in a Low-Income Housing Tax Credit property and have been informed that my rent is increasing based on the publication of HUD Income Limits. Is HUD requiring or suggesting rent increases?

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

Income Limits

Q1. Income limits have fallen in my area but haven’t done so in the past, why did this happen?

Beginning with FY 2010 Income Limits, HUD eliminated its long standing “hold harmless” policy. HUD’s “hold harmless” policy sustained Section 8 income limits for certain areas at previously published levels when reductions would otherwise have resulted from changes in median family incomes, housing cost adjustment data, median 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 (HCV) 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 the FY 2020 income limits, the cap is almost 8 percent. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.

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. Income-based rents used in the HOME Investment Partnerships program (HOME) will also be held harmless.

Q2. Why don’t the income limits for my area reflect recent gains (or losses)?

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 2020 Income Limits are calculated using 2013-2017 5-year American Community Survey (ACS) data, and one-year 2017 data where possible. This is a two-year lag, so more current trends in median family income levels are not available.

Q3. What is the difference between HUD’s Median Family Income (MFI) and Area Median Income (AMI)?

HUD estimates Median Family Income (MFI) annually for each metropolitan area and non-metropolitan county. The metropolitan area definitions are the same ones HUD uses for Fair Market Rents (except where statute requires a different configuration). HUD calculates Income Limits as a function of the area's Median Family Income (MFI). The basis for HUD’s median family incomes is data from the American Community Survey, table B19113 - MEDIAN FAMILY INCOME IN THE PAST 12 MONTHS.

The term Area Median Income is the term used more generally in the industry. If the term Area Median Income (AMI) is used in an unqualified manor, this reference is synonymous with HUD's MFI. However, if the term AMI is qualified in some way - generally percentages of AMI, or AMI adjusted for family size, then this is a reference to HUD's income limits, which are calculated as percentages of median incomes and include adjustments for families of different sizes.

Q4. Why does my very low-income limit not equal 50% of my median family income (or my low-income limit not equal 80% of my median income)?

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 2020 Income Limits Methodology Document, https://www.huduser.gov/portal/datasets/il.html#data_2020. 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 an individual area of the country, please see our FY 2020 Income Limits Documentation System. The documentation system is available at https://www.huduser.gov/portal/datasets/il.html#2020_query. Once the area in question is selected, a summary of the area’s median income, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.

Q5. Why is the Extremely Low-Income Limit much higher than in the past and sometimes no different than the Very Low-Income Limit?

The Quality Housing and Work Responsibility Act of 1998 established a new income limit standard based on 30 percent of median family income (the extremely low-income limits), which was to be adjusted for family size and for areas of unusually high or low family income. A statutory change was made in 1999 to clarify that these income limits should be tied to the Section 8 very low-income limits.

The Consolidated Appropriations Act, 2014 further modified and redefined these limits as Extremely Low Family income limits to ensure that these income limits would not fall below the poverty guidelines determined for each family size. Specifically, extremely low-income families are defined to be very low-income families whose incomes are the greater of the Poverty Guidelines as published and periodically updated by the Department of Health and Human Services or the 30 percent income limits calculated by HUD. Puerto Rico and other territories are specifically excluded from this adjustment. There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states and the District of Columbia use the same poverty guidelines. The extremely low-income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very low-income limits. They are then compared to the appropriate poverty guideline and if the poverty guideline is higher, that value is chosen. If the poverty guideline is above the very low-income limit at that family size, the extremely low-income limit is set at the very low-income limit because the definition of extremely low-income limits caps them at the very low-income levels.

Q6. Why am I unable to access the FY 2020 Income Limits Documentation System using a prior year bookmark, or using the results of web search? Using links from these methods generally result in broken webpages.

The income limits documentation calculates median family incomes and income limits for each area of the country; therefore, certain parameters must be set for these calculations to be performed correctly. Please access the FY 2020 Income Limits Documentation System using this link: https://www.huduser.gov/portal/datasets/il.html#2020_query

Median Family Incomes

Q7. How does HUD calculate median family incomes?

To calculate the FY 2020 median incomes, HUD uses 2017 ACS or PRCS median family incomes as the basis for FY 2020 medians for all areas designated as Fair Market Rent areas in the US and Puerto Rico. For FY 2020, HUD has updated its definition of statistical validity for ACS data. For an ACS estimate to be considered statistically valid, the estimate must have a margin of error less than half the size of the estimate and the estimate must be based on at least 100 observations. In areas where there is a statistically valid survey estimate using 2017 one-year ACS or PRCS data, that is used. If not, statistically valid 2017 five-year data is used. Where statistically valid five-year data is not available, HUD will average the minimally statistically valid income estimates from the previous three years of ACS or PRCS data. Minimal statistical validity is defined as those ACS estimates where the margin of error of the estimate is less than half the size of the estimate. ACS data from 2017, 2016, and 2015 will be evaluated to determine if it is minimally statistically valid. HUD averages the minimally statistically valid 5-year data which is adjusted to 2017 dollars using the national change in CPI between the ACS year of the data and 2017. For all places in the US and Puerto Rico: All estimates (using either one-year data or five-year data) are then trended from 2017 to the midpoint of FY 2020.

A Consumer Price Index (CPI) forecast as published by the Congressional Budget Office is used in the trend factor calculation to bring the 2017 ACS data forward to the middle of FY 2020.

For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2020 Median Family Income methodology document, at https://www.huduser.gov/portal/datasets/il.html#2020_data.

Additionally, full documentation of all calculations for Median Family Incomes are available in the FY 2020 Median Family Income and the FY 2020 Income Limits Documentation System. These systems are available at https://www.huduser.gov/portal/datasets/il.html#2020_query.

Area Definitions:

Q8. Why do area definitions change for median incomes and income limits?

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 FMR or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas (HMFA), which continue to exist today.

The FY 2020 MFIs and income limits are based on new metropolitan area definitions, defined by OMB using commuting relationships from the 2010 Decennial Census, as updated through 2017. While HUD has maintained its HMFA subareas, there is no longer the five percent FMR or median income test; all counties added to metropolitan areas will be an HMFA with rents and incomes based on their own county data, where available. The disposition of all counties is shown in the Area Definitions report https://www.huduser.gov/portal/datasets/il.html#2020_data.

Q9. What is the relationship between Fair Market Rent areas and Income Limit areas?

With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs (or 40th percentile rents for 50th percentile FMR areas) 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 exception to the similarity between Fair Market Rent areas and Income Limit areas is Rockland County, NY. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not.

Q10. What does the term “HMFA” mean?

HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined metropolitan statistical area (MSA) 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 MSAs when the geography is not the same as that established by OMB.

Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)

Q11. What are Multifamily Tax Subsidy Projects?

Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low-Income Housing Tax Credit projects under Section 42 of the Internal Revenue Code and multifamily projects funded by tax-exempt bonds under Section 142 (which generally also benefit from LIHTC). These projects may have special income limits established by statute so HUD publishes 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.

Q12. How can 60 percent income limits be calculated?

For the Low-Income Housing Tax Credit program, users should refer to the FY 2020 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 median family income; there are too many exceptions made to the arithmetic rule in computing income limits.

Q13. How are maximum rents for Low-Income Housing Tax Credit projects computed from the very low-income limits?

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 at https://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 26 U.S.C. Sec. 42(g)(2)) is 60 percent of the median income. A rent may not exceed 30 percent of this imputed income limitation under 26 U.S.C. 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.

Q14. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?

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 2020 non-metropolitan median income is: $62,300 and the 1-8 person 50-percent income limits based on the non-metropolitan median income are listed below:

1 Person	2 Person	3 Person	4 Person	5 Person	6 Person	7 Person	8 Person
$21,800	$24,900	$28,050	$31,150	$33,650	$36,150	$38,650	$41,100

Effective April 24, 2019.

• FY 2019 Income Limits Methodology in pdf
• Area Definition report in pdf
• Notice of FY 2019 Income Limits for the Public Housing and Section 8 Programs in pdf
• Tables for Section 8 Income Limits in pdf and WORD
• Data for Section 8 Income Limits in MS EXCEL

• Notice of FY 2019 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

• FY 2019 Median Income Methodology in pdf
• Notice on Median Family Incomes for FY 2019, State Median Family Incomes in pdf

• To view the FY 2019 State 30%, 50% and 80% Income Limits (based on median family incomes without adjustments made to HUD Income Limits), please click here.

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)

Income Limits

Q1. Income limits have fallen in my area but haven’t done so in the past, why did this happen?

Beginning with FY 2010 Income Limits, HUD eliminated its long standing “hold harmless” policy. HUD’s “hold harmless” policy sustained Section 8 income limits for certain areas at previously published levels when reductions would otherwise have resulted from changes in median family incomes, housing cost adjustment data, median 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 (HCV) 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 the FY 2019 income limits, the cap is slightly over 10 percent. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.

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. Income-based rents used in the HOME Investment Partnerships program (HOME) will also be held harmless.

Q2. Why don’t the income limits for my area reflect recent gains (or losses)?

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 2019 Income Limits are calculated using 2012-2016 5-year American Community Survey (ACS) data, and one-year 2016 data where possible. This is a two-year lag, so more current trends in median family income levels are not available.

Q3. What is the difference between HUD’s Median Family Income (MFI) and Area Median Income (AMI)?

HUD estimates Median Family Income (MFI) annually for each metropolitan area and non-metropolitan county. The metropolitan area definitions are the same ones HUD uses for Fair Market Rents (except where statute requires a different configuration). HUD calculates Income Limits as a function of the area's Median Family Income (MFI). The basis for HUD’s median family incomes is data from the American Community Survey, table B19113 - MEDIAN FAMILY INCOME IN THE PAST 12 MONTHS.

The term Area Median Income is the term used more generally in the industry. If the term Area Median Income (AMI) is used in an unqualified manor, this reference is synonymous with HUD's MFI. However, if the term AMI is qualified in some way - generally percentages of AMI, or AMI adjusted for family size, then this is a reference to HUD's income limits, which are calculated as percentages of median incomes and include adjustments for families of different sizes.

Q4. Why does my very low-income limit not equal 50% of my median family income (or my low-income limit not equal 80% of my median income)?

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 2019 Income Limits Methodology Document, https://www.huduser.gov/portal/datasets/il//il19/IncomeLimitsMethodology-FY19.pdf. 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 an individual area of the country, please see our FY 2019 Income Limits Documentation System. The documentation system is available at https://www.huduser.gov/portal/datasets/il.html#query_2019. Once the area in question is selected, a summary of the area’s median income, Very Low-Income, Extremely Low- Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.

Q5. Why is the Extremely Low-Income Limit much higher than in the past and sometimes no different than the Very Low-Income Limit?

The Quality Housing and Work Responsibility Act of 1998 established a new income limit standard based on 30 percent of median family income (the extremely low-income limits), which was to be adjusted for family size and for areas of unusually high or low family income. A statutory change was made in 1999 to clarify that these income limits should be tied to the Section 8 very low-income limits.

The Consolidated Appropriations Act, 2014 further modified and redefined these limits as Extremely Low Family income limits to ensure that these income limits would not fall below the poverty guidelines determined for each family size. Specifically, extremely low-income families are defined to be very low-income families whose incomes are the greater of the Poverty Guidelines as published and periodically updated by the Department of Health and Human Services or the 30 percent income limits calculated by HUD. Puerto Rico and other territories are specifically excluded from this adjustment. There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states and the District of Columbia use the same poverty guidelines. The extremely low-income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very low-income limits. They are then compared to the appropriate poverty guideline and if the poverty guideline is higher, that value is chosen. If the poverty guideline is above the very low-income limit at that family size, the extremely low-income limit is set at the very low-income limit because the definition of extremely low-income limits caps them at the very low-income levels.

Q6. Why am I unable to access the FY 2019 Income Limits Documentation System using a prior year bookmark, or using the results of web search? Using links from these methods generally result in broken webpages.

The income limits documentation calculates median family incomes and income limits for each area of the country; therefore, certain parameters must be set for these calculations to be performed correctly. Please access the FY 2019 Income Limits Documentation System using this link: https://www.huduser.gov/portal/datasets/il.html#2019_query

Median Family Incomes

Q7. How does HUD calculate median family incomes?

To calculate the FY 2019 median incomes, HUD uses 2016 ACS or PRCS median family incomes as the basis for FY 2019 medians for all areas designated as Fair Market Rent areas in the US and Puerto Rico. For FY 2019, HUD has updated its definition of statistical validity for ACS data. For an ACS estimate to be considered statistically valid, the estimate must have a margin of error less than half the size of the estimate and the estimate must be based on at least 100 observations. In areas where there is a statistically valid survey estimate using 2016 one-year ACS or PRCS data, that is used. If not, statistically valid 2016 five-year data is used. Where statistically valid five-year data is not available, HUD will average the minimally statistically valid income estimates from the previous three years of ACS or PRCS data. Minimal statistical validity is defined as those ACS estimates where the margin of error of the estimate is less than half the size of the estimate. ACS data from 2016, 2015, and 2014 will be evaluated to determine if it is minimally statistically valid. HUD averages the minimally statistically valid 5-year data which is adjusted to 2016 dollars using the national change in CPI between the ACS year of the data and 2016. For all places in the US and Puerto Rico: All estimates (using either one-year data or five-year data) are then trended from 2016 to the midpoint of FY 2019.

A Consumer Price Index (CPI) forecast as published by the Congressional Budget Office is used in the trend factor calculation to bring the 2016 ACS data forward to the middle of FY 2019.

For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2019 Median Family Income methodology document, at https://www.huduser.gov/portal/datasets/il/il19/Medians-Methodology-FY19.pdf.

Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2019 Income Limits Documentation System. This system is available at https://www.huduser.gov/portal/datasets/il.html#2019_query.

Area Definitions:

Q8. Why do area definitions change for median incomes and income limits?

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 FMR or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas (HMFA), which continue to exist today.

The FY 2019 MFIs and income limits are based on new metropolitan area definitions, defined by OMB using commuting relationships from the 2010 Decennial Census, as updated through 2016. While HUD has maintained its HMFA subareas, there is no longer the five percent FMR or median income test; all counties added to metropolitan areas will be an HMFA with rents and incomes based on their own county data, where available. The disposition of all counties is shown in the Area Definitions report https://www.huduser.gov/portal/datasets/il.html#2019_data.

Q9. What is the relationship between Fair Market Rent areas and Income Limit areas?

With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs (or 40th percentile rents for 50th percentile FMR areas) 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 exception to the similarity between Fair Market Rent areas and Income Limit areas is Rockland County, NY. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not.

Q10. What does the term “HMFA” mean?

HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined metropolitan statistical area (MSA) 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 MSAs when the geography is not the same as that established by OMB.

Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)

Q11. What are Multifamily Tax Subsidy Projects?

Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low-Income Housing Tax Credit projects under Section 42 of the Internal Revenue Code and multifamily projects funded by tax-exempt bonds under Section 142 (which generally also benefit from LIHTC). These projects may have special income limits established by statute so HUD publishes 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.

Q12. How can 60 percent income limits be calculated?

For the Low-Income Housing Tax Credit program, users should refer to the FY 2019 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 median family income; there are too many exceptions made to the arithmetic rule in computing income limits.

Q13. How are maximum rents for Low-Income Housing Tax Credit projects computed from the very low-income limits?

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 at https://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 26 U.S.C. Sec. 42(g)(2)) is 60 percent of the median income. A rent may not exceed 30 percent of this imputed income limitation under 26 U.S.C. 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.

Q14. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?

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 2019 non-metropolitan median income is: $60,600 and the 1-8 person 50-percent income limits based on the non-metropolitan median income are listed below:

1 Person	2 Person	3 Person	4 Person	5 Person	6 Person	7 Person	8 Person
$21,200	$24,250	$27,250	$30,300	$32,700	$35,150	$37,550	$40,000

Effective April 1, 2018.

• FY 2018 Income Limits Methodology in pdf
• Area Definition report in pdf
• Notice of FY 2018 Income Limits for the Public Housing and Section 8 Programs in pdf
• Tables for Section 8 Income Limits in pdf and WORD
• Data for Section 8 Income Limits in MS EXCEL

• Notice of FY 2018 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

• FY 2018 Median Income Methodology in pdf
• Notice on Median Family Incomes for FY 2018, State Median Family Incomes in pdf

• To view the FY 2018 State 30%, 50% and 80% Income Limits (based on median family incomes without adjustments made to HUD Income Limits), please click here.

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)

Income Limits

Q1. Income limits have fallen in my area but haven’t done so in the past, why did this happen?

Beginning with FY 2010 Income Limits, HUD eliminated its long standing “hold harmless” policy. HUD’s “hold harmless” policy sustained Section 8 income limits for certain areas at previously published levels when reductions would otherwise have resulted from changes in median family incomes, housing cost adjustment data, median 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 (HCV) 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 the FY 2018 income limits, the cap is almost 11.5 percent. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.

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. Income-based rents used in the HOME Investment Partnerships program (HOME) will also be held harmless.

Q2. Why don’t the income limits for my area reflect recent gains (or losses)?

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 2018 Income Limits are calculated using 2011-2015 5-year American Community Survey (ACS) data, and one-year 2015 data where possible. This is a two-year lag, so more current trends in median family income levels are not available.

Q3. What is the difference between HUD’s Median Family Income (MFI) and Area Median Income (AMI)?

HUD estimates Median Family Income (MFI) annually for each metropolitan area and non-metropolitan county. The metropolitan area definitions are the same ones HUD uses for Fair Market Rents (except where statute requires a different configuration). HUD calculates Income Limits as a function of the area's Median Family Income (MFI). The basis for HUD’s median family incomes is data from the American Community Survey, table B19113 - MEDIAN FAMILY INCOME IN THE PAST 12 MONTHS.

The term Area Median Income is the term used more generally in the industry. If the term Area Median Income (AMI) is used in an unqualified manor, this reference is synonymous with HUD's MFI. However, if the term AMI is qualified in some way - generally percentages of AMI, or AMI adjusted for family size, then this is a reference to HUD's income limits, which are calculated as percentages of median incomes and include adjustments for families of different sizes.

Q4. Why does my very low-income limit not equal 50% of my median family income (or my low-income limit not equal 80% of my median income)?

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 https://www.huduser.gov/portal/datasets/il//il18/IncomeLimitsMethodology-FY18.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 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 2018 Income Limits Documentation System. The documentation system is available at https://www.huduser.gov/portal/datasets/il.html#query_2018. Once the area in question is selected, a summary of the area’s median income, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.

Q5. Why is the Extremely Low-Income Limit much higher than in the past and sometimes no different than the Very Low-Income Limit?

The Quality Housing and Work Responsibility Act of 1998 established a new income limit standard based on 30 percent of median family income (the extremely low-income limits), which was to be adjusted for family size and for areas of unusually high or low family income. A statutory change was made in 1999 to clarify that these income limits should be tied to the Section 8 very low-income limits.

The Consolidated Appropriations Act, 2014 further modified and redefined these limits as Extremely Low Family income limits to ensure that these income limits would not fall below the poverty guidelines determined for each family size. Specifically, extremely low-income families are defined to be very low-income families whose incomes are the greater of the Poverty Guidelines as published and periodically updated by the Department of Health and Human Services or the 30 percent income limits calculated by HUD. Puerto Rico and other territories are specifically excluded from this adjustment. There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states and the District of Columbia use the same poverty guidelines. The extremely low-income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very low-income limits. They are then compared to the appropriate poverty guideline and if the poverty guideline is higher, that value is chosen. If the poverty guideline is above the very low-income limit at that family size, the extremely low income limit is set at the very low income limit because the definition of extremely low income limits caps them at the very low-income levels.

Q6. Why am I unable to access the FY 2018 Income Limits Documentation System using a prior year bookmark, or using the results of web search? Using links from these methods generally result in broken webpages.

The income limits documentation calculates median family incomes and income limits for each area of the country; therefore, certain parameters must be set for these calculations to be performed correctly. Please access the FY 2018 Income Limits Documentation System using this link: https://www.huduser.gov/portal/datasets/il.html#2018_query

Median Family Incomes

Q7. How does HUD calculate median family incomes?

To calculate the FY 2018 median incomes, HUD uses 2015 ACS or PRCS median family incomes as the basis for FY 2018 medians for all areas designated as Fair Market Rent areas in the US and Puerto Rico. For FY 2018, HUD has updated its definition of statistical validity for ACS data. For an ACS estimate to be considered statistically valid, the estimate must have a margin of error less than half the size of the estimate and the estimate must be based on at least 100 observations. In areas where there is a statistically valid survey estimate using 2015 one-year ACS or PRCS data, that is used. If not, statistically valid 2015 five-year data is used. Where statistically valid five-year data is not available, HUD will average the minimally statistically valid income estimates from the previous three years of ACS or PRCS data. Minimal statistical validity is defined as those ACS estimates where the margin of error of the estimate is less than half the size of the estimate. ACS data from 2015, 2014, and 2013 will be evaluated to determine if it is minimally statistically valid. HUD averages the minimally statistically valid 5-year data which is adjusted to 2015 dollars using the national change in CPI between the ACS year of the data and 2015. For all places in the US and Puerto Rico: All estimates (using either one-year data or five-year data) are then trended from 2015 to the midpoint of FY 2018.

A Consumer Price Index (CPI) forecast as published by the Congressional Budget Office is used in the trend factor calculation to bring the 2015 ACS data forward to the middle of FY 2018.

For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2018 Median Family Income methodology document, at https://www.huduser.gov/portal/datasets/il/il18/Medians-Methodology-FY18.pdf.

Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2018 Income Limits Documentation System. This system is available at https://www.huduser.gov/portal/datasets/il.html#2018_query.

Area Definitions:

Q8. Why do area definitions change for median incomes and income limits?

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 FMR or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas (HMFA), which continue to exist today.

The FY 2018 MFIs and income limits are based on new metropolitan area definitions, defined by OMB using commuting relationships from the 2010 Decennial Census, as updated through 2015. While HUD has maintained its HMFA subareas, there is no longer the five percent FMR or median income test; all counties added to metropolitan areas will be an HMFA with rents and incomes based on their own county data, where available. The disposition of all counties is shown in the Area Definitions report https://www.huduser.gov/portal/datasets/il/il18/area-definitions-FY18.pdf.

Q9. What is the relationship between Fair Market Rent areas and Income Limit areas?

With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs (or 40th percentile rents for 50th percentile FMR areas) 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 exception to the similarity between Fair Market Rent areas and Income Limit areas is Rockland County, NY. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not.

Q10. What does the term “HMFA” mean?

HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined metropolitan statistical area (MSA) 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 MSAs when the geography is not the same as that established by OMB.

Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)

Q11. What are Multifamily Tax Subsidy Projects?

Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low-Income Housing Tax Credit projects under Section 42 of the Internal Revenue Code and multifamily projects funded by tax-exempt bonds under Section 142 (which generally also benefit from LIHTC). These projects may have special income limits established by statute so HUD publishes 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.

Q12. How can 60 percent income limits be calculated?

For the Low-Income Housing Tax Credit program, users should refer to the FY 2018 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 median family income; there are too many exceptions made to the arithmetic rule in computing income limits.

Q13. How are maximum rents for Low-Income Housing Tax Credit projects computed from the very low-income limits?

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 at https://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 26 U.S.C. Sec. 42(g)(2)) is 60 percent of the median income. A rent may not exceed 30 percent of this imputed income limitation under 26 U.S.C. 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.

Q14. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?

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 2018 non-metropolitan median income is: $58,400 and the 1-8 person 50-percent income limits based on the non-metropolitan median income are listed below:

1 Person	2 Person	3 Person	4 Person	5 Person	6 Person	7 Person	8 Person
$20,450	$23,350	$26,300	$29,200	$31,550	$33,850	$36,200	$38,550

• FY 2017 Income Limits Briefing Material in pdf
• Area Definition report in pdf
• Notice of FY 2017 Income Limits for the Public Housing and Section 8 Programs in pdf
• Tables for Section 8 Income Limits in pdf and WORD
• Data for Section 8 Income Limits in MS EXCEL

• Notice of FY 2017 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

• Notice on Median Family Incomes for FY 2017, State Median Family Incomes in pdf

• To view the FY 2017 State 30%, 50% and 80% Income Limits (based on median family incomes without adjustments made to HUD Income Limits), please click here.

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)

Income Limits

Q1. Income limits have fallen in my area but haven’t done so in the past, why did this happen?

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 (HCV) 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 the FY 2016 income limits, the cap is 5 percent. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.

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. Income-based rents used in the HOME Investment Partnerships program (HOME) will also be held harmless.

Q2. Why don’t the income limits for my area reflect recent gains (or losses)?

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 2017 Income Limits are calculated using 2010-2014 5-year American Community Survey (ACS) data, and one-year 2014 data where possible. This is a two-year lag, so more current trends income trends are not available.

Q3. 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)?

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 2017 Income Limits Briefing Material report, https://www.huduser.gov/portal/datasets/il/il17/IncomeLimitsBriefingMaterial-FY17.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 FY 2016 Income Limits Documentation System. The documentation system is available at https://www.huduser.gov/portal/datasets/il/il17/index_il2017.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.

Q4. Why is the Extremely Low-Income Limit much higher than in the past and sometimes no different than the Very Low-Income Limit?

The Quality Housing and Work Responsibility Act of 1998 established a new income limit standard based on 30 percent of median family income (the extremely low income limits), which was to be adjusted for family size and for areas of unusually high or low family income. A statutory change was made in 1999 to clarify that these income limits should be tied to the Section 8 very low-income limits.

The Consolidated Appropriations Act, 2014 further modified and redefined these limits as Extremely Low Family income limits to ensure that these income limits would not fall below the poverty guidelines determined for each family size. Specifically, extremely low income families are defined to be very low-income families whose incomes are the greater of the Poverty Guidelines as published and periodically updated by the Department of Health and Human Services or the 30 percent income limits calculated by HUD. Puerto Rico and other territories are specifically excluded from this adjustment. There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states and the District of Columbia use the same poverty guidelines. The extremely low income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very low-income limits. They are then compared to the appropriate poverty guideline and if the poverty guideline is higher, that value is chosen. If the poverty guideline is above the very low income limit at that family size, the extremely low income limit is set at the very low income limit because the definition of extremely low income limits caps them at the very low-income levels.

Median Family Incomes

Q5. How does HUD calculate median family incomes?

To calculate the FY 2017 MFI estimates, HUD incorporates 2010-2014 5-year ACS data. Specifically, for each metropolitan area, subarea of a metropolitan area, and non- metropolitan county, 2010-2014 5-year ACS data is used as the new basis for calculating MFI estimates. 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.

After using the 2014 ACS income data, a Consumer Price Index (CPI) forecast as published by the Congressional Budget Office brings the 2014 ACS data forward to the middle of FY 2017.

For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2017 Income Limits Briefing Materials, Attachment 2 at https://www.huduser.gov/portal/datasets/il/il17/IncomeLimitsBriefingMaterial-FY17.pdf.

Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2017 Income Limits Documentation System. This system is available at the same web address.

Area Definitions:

Q6. Why do area definitions change for median incomes and income limits?

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 FMR or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas (HMFA), which continue to exist today.

The FY 2017 MFIs and income limits are based on new metropolitan area definitions, based on the 2010 Decennial Census by OMB. While HUD has maintained its HMFA subareas, there is no longer the five percent FMR or MFI test; all counties added to metropolitan areas will be an HMFA with rents and incomes based on their own county data, where available. The disposition of all counties is shown in the Area Definitions report https://www.huduser.gov/portal/datasets/il/il17/area-definitions-FY17.pdf.

Q7. What is the relationship between Fair Market Rent areas and Income Limit areas?

With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs (or 40th percentile rents for 50th percentile FMR areas) 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 exception to the similarity between Fair Market Rent areas and Income Limit areas is Rockland County, NY. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not.

Q8. What does the term “HMFA” mean?

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.

Q9. How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?

The FY 2017 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 2017 Area Definitions report https://www.huduser.gov/portal/datasets/il/il17/area-definitions-FY17.pdf.

Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)

Q10. What are Multifamily Tax Subsidy Projects?

Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low-Income Housing Tax Credit projects under Section 42 of the Internal Revenue Code and multifamily projects funded by tax-exempt bonds under Section 142 (which generally also benefit from LIHTC). These projects may have special income limits established by statute so HUD publishes 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.

Q11. How can 60 percent income limits be calculated?

For the Low Income Housing Tax Credit program, users should refer to the FY 2017 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.

Q12. How are maximum rents for Low-Income Housing Tax Credit projects computed from the very low-income limits?

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 at https://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 26 U.S.C. Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under 26 U.S.C. 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.

Q14. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?

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 2017 non-metropolitan median income is: $55,200 and the 1-8 person 50-percent income limits based on the non-metropolitan median income are listed below:

1 Person	2 Person	3 Person	4 Person	5 Person	6 Person	7 Person	8 Person
$19,300	$22,100	$24,850	$27,600	$29,800	$32,000	$34,200	$36,450

• 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

• 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

• Notice on Median Family Incomes for FY 2016, State Median Family Incomes in pdf

• 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.

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)

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.

You can also use the Dropdown below:

Select a State Alaska Alabama Arkansas Arizona California Colorado Connecticut District of Columbia Delaware Florida Georgia Hawaii Iowa Idaho Illinois Indiana Kansas Kentucky Louisiana Massachusetts Maryland Maine Michigan Minnesota Missouri Mississippi Montana North Carolina North Dakota Nebraska New Hampshire New Jersey New Mexico Nevada New York Ohio Oklahoma Oregon Pennsylvania Peurto Rico Rhode Island South Carolina South Dakota Tennessee Texas Utah Virginia Vermont Washington Wisconsin West Virginia Wyoming

Income Limits

Q1. Income limits have fallen in my area but haven’t done so in the past, why did this happen?

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 (HCV) 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 the FY 2016 income limits, the cap is 5 percent. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.

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. Income-based rents used in the HOME Investment Partnerships program (HOME) will also be held harmless.

Q2. Why don’t the income limits for my area reflect recent gains (or losses)?

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 2016 Income Limits are calculated using 2009-2013 5-year American Community Survey (ACS) data. The effects of the recovery in local area incomes are most likely to be detected in 2012 and 2013, but this represents only 40 percent of the survey sample. In areas where there is sufficient sample for a one-year update, the 2013 data does generally show an increase in incomes.

Q3. 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)?

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 2016 Income Limits Briefing Material report, https://www.huduser.gov/portal/datasets/il/il16/IncomeLimitsBriefingMaterial-FY16.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 FY 2016 Income Limits Documentation System. The documentation system is available at https://www.huduser.gov/portal/datasets/il/il16/index_il2016.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.

Q4. Why is the Extremely Low-Income Limit much higher than in the past and sometimes no different than the Very Low-Income Limit?

The Quality Housing and Work Responsibility Act of 1998 established a new income limit standard based on 30 percent of median family income (the extremely low income limits), which was to be adjusted for family size and for areas of unusually high or low family income. A statutory change was made in 1999 to clarify that these income limits should be tied to the Section 8 very low-income limits.

The Consolidated Appropriations Act, 2014 further modified and redefined these limits as Extremely Low Family income limits to ensure that these income limits would not fall below the poverty guidelines determined for each family size. Specifically, extremely low income families are defined to be very low-income families whose incomes are the greater of the Poverty Guidelines as published and periodically updated by the Department of Health and Human Services or the 30 percent income limits calculated by HUD. Puerto Rico and other territories are specifically excluded from this adjustment. There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states and the District of Columbia use the same poverty guidelines. The extremely low income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very low-income limits. They are then compared to the appropriate poverty guideline and if the poverty guideline is higher, that value is chosen. If the poverty guideline is above the very low income limit at that family size, the extremely low income limit is set at the very low income limit because the definition of extremely low income limits caps them at the very low-income levels.

Median Family Incomes

Q5. How does HUD calculate median family incomes?

To calculate the FY 2016 MFI estimates, HUD incorporates 2009-2013 5-year ACS data. Specifically, for each metropolitan area, subarea of a metropolitan area, and non- metropolitan county, 2009-2013 5-year ACS data is used as the new basis for calculating MFI estimates. 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.

After using the 2013 ACS income data, a Consumer Price Index (CPI) forecast as published by the Congressional Budget Office brings the 2013 ACS data forward to the middle of FY 2016.

For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2016 Income Limits Briefing Materials, Attachment 2 at https://www.huduser.gov/portal/datasets/il/il16/IncomeLimitsBriefingMaterial-FY16.pdf.

Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2016 Income Limits Documentation System. This system is available at the same web address.

Area Definitions:

Q6. Why do area definitions change for median incomes and income limits?

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 FMR or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas (HMFA), which continue to exist today.

The FY 2016 MFIs and income limits are based on new metropolitan area definitions, based on the 2010 Decennial Census by OMB. While HUD has maintained its HMFA subareas, there is no longer the five percent FMR or MFI test; all counties added to metropolitan areas will be an HMFA with rents and incomes based on their own county data, where available. The disposition of all counties is shown in the Area Definitions report https://www.huduser.gov/portal/datasets/il/il16/area-definitions-FY16.pdf.

Q7. What is the relationship between Fair Market Rent areas and Income Limit areas?

With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs (or 40th percentile rents for 50th percentile FMR areas) 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 exception to the similarity between Fair Market Rent areas and Income Limit areas is Rockland County, NY. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not.

Q8. What does the term “HMFA” mean?

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.

Q9. How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?

The FY 2016 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 2015 Area Definitions report https://www.huduser.gov/portal/datasets/il/il16/area-definitions-FY16.pdf.

Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)

Q10. What are Multifamily Tax Subsidy Projects?

Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low Income Housing Tax Credit projects under Section 42 of the Internal Revenue Code and multifamily projects funded by tax-exempt bonds under Section 142 (which generally also benefit from LIHTC). These projects may have special income limits established by statute 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.

Q11. How can 60 percent income limits be calculated?

For the Low Income Housing Tax Credit program, users should refer to the FY 2016 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.

Q12. How are maximum rents for Low Income Housing Tax Credit projects computed from the very low income limits?

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 at https://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 26 U.S.C. Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under 26 U.S.C. 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.

Q13. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?

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 2016 non-metropolitan median income is: $53,300 and the 1-8 person 50-percent income limits based on the non-metropolitan median income are listed below:

1 Person	2 Person	3 Person	4 Person	5 Person	6 Person	7 Person	8 Person
$18,650	$21,300	$24,000	$26,650	$28,800	$30,900	$33,050	$35,200

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

• 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

• 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

• Notice on Median Family Incomes for FY 2015, State Median Family Incomes in pdf

• 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.

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)

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.

You can also use the Dropdown below:
Select a State Alaska Alabama Arkansas Arizona California Colorado Connecticut District of Columbia Delaware Florida Georgia Hawaii Iowa Idaho Illinois Indiana Kansas Kentucky Louisiana Massachusetts Maryland Maine Michigan Minnesota Missouri Mississippi Montana North Carolina North Dakota Nebraska New Hampshire New Jersey New Mexico Nevada New York Ohio Oklahoma Oregon Pennsylvania Peurto Rico Rhode Island South Carolina South Dakota Tennessee Texas Utah Virginia Vermont Washington Wisconsin West Virginia Wyoming

Income Limits

Q1. Income limits have fallen in my area but haven’t done so in the past, why did this happen?

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 (HCV) 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 the FY 2015income limits, the cap is 5.9 percent. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.

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. Income-based rents used in the HOME Investment Partnerships program (HOME) will also be held harmless.

Q2. Why don’t the income limits for my area reflect recent gains (or losses)?

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 2015 Income Limits are calculated using 2008-2012 5-year American Community Survey (ACS) data. The effects of the recovery in local area incomes are most likely to be detected in 2012, but this represents only 20 percent of the survey sample. In areas where there is sufficient sample for a one-year update, the 2012 data does generally show an increase in incomes.

Q3. 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)?

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 2015Income Limits Briefing Material report, at the following site: https://www.huduser.gov/portal/datasets/il.html#2015. 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 2015 Income Limits Documentation System. The documentation system is available at: https://www.huduser.gov/portal/datasets/il.html#2015. 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.

Q4. Why is the Extremely Low-Income Limit much higher than in the past and sometimes no different than the Very Low-Income Limit?

The Quality Housing and Work Responsibility Act of 1998 established a new income limit standard based on 30 percent of median family income (the extremely low income limits), which was to be adjusted for family size and for areas of unusually high or low family income. A statutory change was made in 1999 to clarify that these income limits should be tied to the Section 8 very low-income limits.

The Consolidated Appropriations Act, 2014 further modified and redefined these limits as Extremely Low Family income limits to ensure that these income limits would not fall below the poverty guidelines determined for each family size. Specifically, extremely low income families are defined to be very low-income families whose incomes are the greater of the Poverty Guidelines as published and periodically updated by the Department of Health and Human Services or the 30 percent income limits calculated by HUD. Puerto Rico and other territories are specifically excluded from this adjustment. There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states and the District of Columbia use the same poverty guidelines. The extremely low income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very low- income limits. They are then compared to the appropriate poverty guideline and if the poverty guideline is higher, that value is chosen. If the poverty guideline is above the very low income limit at that family size, the extremely low income limit is set at the very low income limit because the definition of extremely low income limits caps them at the very low-income levels.

Median Family Incomes

Q5. How does HUD calculate median family incomes?

To calculate the FY 2015 MFI estimates, HUD incorporates 2008-2012 5-year ACS data. Specifically, for each metropolitan area, subarea of a metropolitan area, and non- metropolitan county, 2008-2012 5-year ACS data is used as the new basis for calculating MFI estimates. 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.

After using the 2012 ACS income data, a Consumer Price Index (CPI) forecast as published by the Congressional Budget Office brings the 2012 ACS data forward to the middle of FY 2015.

For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2015 Income Limits Briefing Materials, Attachment 2 at the following web address: https://www.huduser.gov/portal/datasets/il.html#2015.

Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2015 Income Limits Documentation System. This system is available at the same web address.

Area Definitions:

Q6. Why do area definitions change for median incomes and income limits?

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 FMR or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas (HMFA), 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 Census Bureau. There have been no significant changes in area definitions since the FY 2010 Income Limits. For a complete description of the area definitions as used in the FY 2015 Income Limits, please review the Area Definitions report: https://www.huduser.gov/portal/datasets/il.html#2015.

The February 28, 2013, OMB Metropolitan Area definition update based on 2010 Decennial Census and ACS data has not been incorporated in the FMR process due to the timing of the release of these new definitions and the lack of availability of ACS data conforming to them. HUD will incorporate these new area definitions into the Proposed FY 2016 FMR calculations. Once accepted into the FMR process, the new area definitions will be incorporated into the 2016 Income Limits.

Q7. What is the relationship between Fair Market Rent areas and Income Limit areas?

With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs (or 40th percentile rents for 50th percentile FMR areas) 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.

Q8. What does the term “HMFA” mean?

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.

Q9. How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?

The FY 2015 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 2015Area Definitions report at: https://www.huduser.gov/portal/datasets/il.html#2015.

Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)

Q10. What are Multifamily Tax Subsidy Projects?

Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low Income Housing Tax Credit projects under Section 42 of the I.R.S. Code and multifamily projects funded by tax-exempt bonds under Section 142 (which generally also benefit from LIHTC). These projects may have special income limits established by statute 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.

Q11. How can 60 percent income limits be calculated?

For the Low Income Housing Tax Credit program, users should refer to the FY 2016 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.

Q12. How are maximum rents for Low-Income Housing Tax Credit projects computed from the very low-income limits?

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 at https://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.

Q13. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?

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 2015 non-metropolitan median income is: $54,100 and the 1-8 person 50% income limits based on the non-metropolitan median income are listed below:

1 Person	2 Person	3 Person	4 Person	5 Person	6 Person	7 Person	8 Person
18,950	$21,650	$24,350	$27,050	$29,200	$31,400	$33,550	$35,700

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

Effective 07/01/2014

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

 

 

• 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

 

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

 

 

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

 

 

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.

You can also use the Dropdown below:
Select a State Alaska Alabama Arkansas Arizona California Colorado Connecticut District of Columbia Delaware Florida Georgia Hawaii Iowa Idaho Illinois Indiana Kansas Kentucky Louisiana Massachusetts Maryland Maine Michigan Minnesota Missouri Mississippi Montana North Carolina North Dakota Nebraska New Hampshire New Jersey New Mexico Nevada New York Ohio Oklahoma Oregon Pennsylvania Peurto Rico Rhode Island South Carolina South Dakota Tennessee Texas Utah Virginia Vermont Washington Wisconsin West Virginia Wyoming

Income Limits

Q1. Income limits have fallen in my area but haven’t done so in the past, why did this happen?

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.

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. Income-based rents used in the HOME Investment Partnerships program (HOME) will also be held harmless.

Q2. Why don’t the income limits for my area reflect recent gains (or losses)?

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 2014 Income Limits are calculated using 2007-2011 5-year American Community Survey (ACS) data. The effects of the latest recession on local area incomes are most likely to be detected in 2011, but this represents only 20 percent of the survey sample. In areas where there is sufficient sample for a one-year update, the 2011 data does generally show a decline in incomes.

Q3. 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)?

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 2014Income Limits Briefing Material report, at the following site: https://www.huduser.gov/portal/datasets/il/il14/IncomeLimitsBriefingMaterial_FY14.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 FY 2014 Income Limits Documentation System. The documentation system is available at: https://www.huduser.gov/portal/datasets/il.html#2014. 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.

Median Family Incomes

Q4. How does HUD calculate median family incomes?

To calculate the FY 2014 MFI estimates, HUD incorporates 2007-2011 5-year ACS data. Specifically, for each metropolitan area, subarea of a metropolitan area, and non- metropolitan county, 2007-2011 5-year ACS data is used as the new basis for calculating MFI estimates. 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.

After using the 2011 ACS income data, the Consumer Price Index (CPI) is used to update the 2011 data through the end of 2012. A trend factor is used to set the FY 2014 MFI estimate as of the mid-point of the fiscal year, or April 2014. This trend factor is based on the average annual change in incomes measured between 2006 and 2011 using the 1-year ACS. The new average annual trend factor is 0.98 percent.

For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2014 Income Limits Briefing Materials, Attachment 2 at the following web address: https://www.huduser.gov/portal/datasets/il/il14/IncomeLimitsBriefingMaterial_FY14.pdf.

Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2014 Income Limits Documentation System. This system is available at this web address: https://www.huduser.gov/portal/datasets/il.html#2014.

Area Definitions

Q5. Why do area definitions change for median incomes and income limits?

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 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 Census Bureau. There have been no significant changes in area definitions since the FY 2010 Income Limits. For a complete description of the area definitions as used in the FY 2013 Income Limits, please review the Area Definitions report: https://www.huduser.gov/portal/datasets/il/il14/area_definitions.pdf.

The February 28, 2013, OMB Metropolitan Area definition update based on 2010 Decennial Census and ACS data has not been incorporated in the FMR process due to the timing of the release of these new definitions and the lack of availability of ACS data conforming to them. HUD will work toward incorporating these new area definitions into the Proposed FY 2015 FMR calculations; however, this is dependent on the availability of ACS data conforming to the new area definitions.

Q6. What is the relationship between Fair Market Rent areas and Income Limit areas?

With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs (or 40th percentile rents for 50th percentile FMR areas) 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.

Q7. What does the term “HMFA” mean?

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.

Q8. How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?

The FY 2014 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 2014Area Definitions report at: https://www.huduser.gov/portal/datasets/il/il14/area_definitions.pdf

Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)

Q9. What are Multifamily Tax Subsidy Projects?

Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low Income Housing Tax Credit projects under Section 42 of the I.R.S. Code and multifamily projects funded by tax-exempt bonds under Section 142 (which generally also benefit from LIHTC). These projects may have special income limits established by statute 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.

Q10. How can 60 percent income limits be calculated?

For the Low Income Housing Tax Credit program, users should refer to the FY 2014 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.

Q11. How are maximum rents for Low-Income Housing Tax Credit projects computed from the very low-income limits?

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 at https://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.

Q12. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?

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 2014 non-metropolitan median income is: $52,500.

Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)

Q13. What are the income limits that are used in certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005 (also based on the non-metropolitan median income of $52,500)?

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
$18,400	$21,000	$23,650	$26,250	$28,350	$30,450	$32,550	$34,650

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.

 

• 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

 

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

 

 

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

 

 

 

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.

You can also use the Dropdown below:
Select a State Alaska Alabama Arkansas Arizona California Colorado Connecticut District of Columbia Delaware Florida Georgia Hawaii Iowa Idaho Illinois Indiana Kansas Kentucky Louisiana Massachusetts Maryland Maine Michigan Minnesota Missouri Mississippi Montana North Carolina North Dakota Nebraska New Hampshire New Jersey New Mexico Nevada New York Ohio Oklahoma Oregon Pennsylvania Peurto Rico Rhode Island South Carolina South Dakota Tennessee Texas Utah Virginia Vermont Washington Wisconsin West Virginia Wyoming

Income Limits

Q1. Income limits have fallen in my area but haven’t done so in the past, why did this happen?

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.

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. Income-based rents used in the HOME Investment Partnerships program (HOME) will also be held harmless.

Q2. Why don’t the income limits for my area reflect recent gains (or losses)?

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 2013 Income Limits are calculated using 2006-2010 5-year American Community Survey (ACS) data. The effects of the latest recession on local area incomes are most likely to be detected in 2010, but this represents only 20 percent of the survey sample. In areas where there is sufficient sample for a one-year update, the 2010 data does generally show a decline in incomes.

Q3. 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)?

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 high­income areas. These exceptions are detailed in the FY 2013Income Limits Briefing Material report, at the following site: https://www.huduser.gov/portal/datasets/il/il13/IncomeLimitsBriefingMaterial_FY13.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 FY 2013 Income Limits Documentation System. The documentation system is available at: https://www.huduser.gov/portal/datasets/il.html#2013. 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.

Median Family Incomes

Q4. How does HUD calculate median family incomes?

To calculate the FY 2013 MFI estimates, HUD incorporates 2006-2010 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. 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.

After using the 2010 ACS income data, the Consumer Price Index (CPI) is used to update the 2010 data through the end of 2011. A trend factor is used to set the FY 2013 MFI estimate as of the mid-point of the fiscal year, or April 2013. This trend factor is based on the average annual change in incomes measured between 2005 and 2010 using the 1 year ACS. Previously, the trend factor was based on income data from 1990 to 2000, as measured by the decennial census. The new average annual trend factor is 1.67 percent, compared with the 3.0 percent used in FY 2012. Area rents at the 40th percentile are used for high housing cost determinations. These 40th percentile rents are equivalent to Fair Market Rents (FMRs) except in areas where the 50th percentile FMR is used. There was only a minor change in the area definitions, to include a new town in the Portland, ME metropolitan area.

For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2013 Income Limits Briefing Materials, Attachment 2 at the following web address: https://www.huduser.gov/portal/datasets/il/il13/IncomeLimitsBriefingMaterial_FY13.pdf.

Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2013 Income Limits Documentation System. This system is available at this web address: https://www.huduser.gov/portal/datasets/il.html#2013.

Area Definitions:

Q5. Why do area definitions change for median incomes and income limits?

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 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. There have been no significant changes in area definitions since the FY 2010 Income Limits. For a complete description of the area definitions a used in the FY 2013 Income Limits, please review the Area Definitions report: https://www.huduser.gov/portal/datasets/il/il13/area_definitions.pdf.

Q6. What is the relationship between Fair Market Rent areas and Income Limit areas?

With minor exceptions, FMR 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.

Q7. What does the term “HMFA” mean?

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.

Q8. How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?

FY 2013 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 2013 Area Definitions report at: https://www.huduser.gov/portal/datasets/il/il13/area_definitions.pdf

Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)

Q9. What are Multifamily Tax Subsidy Projects?

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.

Q10. How can 60 percent income limits be calculated?

For the Low Income Housing Tax Credit program, users should refer to the FY 2013 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.

Q11. How are maximum rents for Low-Income Housing Tax Credit projects computed from the very low-income limits?

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 at https://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.

Q12. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?

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 2013 non-metropolitan median income is: $52,400.

GO Zones

Q13. What are the income limits that are used in certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005 (also based on the non-metropolitan median income of $52,400)?

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
$18,350	$20,950	$23,600	$26,200	$28,300	$30,400	$32,500	$34,600

 

 

• 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

 

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

 

 

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

 

 

 

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.

You can also use the Dropdown below:
Select a State Alaska Alabama Arkansas Arizona California Colorado Connecticut District of Columbia Delaware Florida Georgia Hawaii Iowa Idaho Illinois Indiana Kansas Kentucky Louisiana Massachusetts Maryland Maine Michigan Minnesota Missouri Mississippi Montana North Carolina North Dakota Nebraska New Hampshire New Jersey New Mexico Nevada New York Ohio Oklahoma Oregon Pennsylvania Peurto Rico Rhode Island South Carolina South Dakota Tennessee Texas Utah Virginia Vermont Washington Wisconsin West Virginia Wyoming

Income Limits

Q1. Income limits have fallen in my area but haven’t done so in the past, why did this happen?

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.

Q2. Given the recession that our area has experienced in recent years, why have income limits increased?

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 2012 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.

Q3. 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)?

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 2012 Income Limits Briefing Material report, at the following site: https://www.huduser.gov/portal/datasets/il/il12/IncomeLimitsBriefingMaterial_FY12.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 FY 2012 Income Limits Documentation System. The documentation system is available at: https://www.huduser.gov/portal/datasets/il.html#2012. 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.

Median Family Incomes

Q4. How does HUD calculate median family incomes?

To calculate the FY 2012 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.

This ACS data was also used for the FY 2011 MFI estimates. The FY 2012 MFI estimates vary from the FY 2011 MFI in that HUD uses an additional year of CPI and updated FY 2012 Fair Market Rents (FMRs) for high housing cost determinations. Area definitions were not changed.

For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2012 Income Limits Briefing Materials, Attachment 2 at the following web address: https://www.huduser.gov/portal/datasets/il/il12/IncomeLimitsBriefingMaterial_FY12.pdf. Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2012 Income Limits Documentation System. This system is available at this web address: https://www.huduser.gov/portal/datasets/il.html#2012.

Area Definitions

Q5. Why do area definitions change for median incomes and income limits?

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 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. There have been no changes in area definitions since the FY 2010 Income Limits. For a complete description of the area definitions a used in the FY 2012 Income Limits, please review the Area Definitions report: https://www.huduser.gov/portal/datasets/il/il12/area_definitions.pdf.

Q6. What is the relationship between Fair Market Rent areas and Income Limit areas?

With minor exceptions, FMR 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.

Q7. What does the term “HMFA” mean?

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.

Q8. How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?

The FY 2012 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 2012 Area Definitions report at: https://www.huduser.gov/portal/datasets/il/il12/area_definitions.pdf

Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)

Q9. What are Multifamily Tax Subsidy Projects?

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.

Q10. How can 60 percent income limits be calculated?

For the Low Income Housing Tax Credit program, users should refer to the FY 2012 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.

Q11. How are maximum rents for Low-Income Housing Tax Credit projects computed from the very low-income limits?

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 at https://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.

Q12. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?

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 2012 non-metropolitan median income is: $52,400.

GO Zones

13. What are the income limits that are used in certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005 (also based on the non-metropolitan median income of $52,400)?

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
$18,350	$20,950	$23,600	$26,200	$28,300	$30,400	$32,500	$34,600

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.

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

 

 

• 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

 

 

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

 

 

 

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.

You can also use the Dropdown below:

Select a State Alaska Alabama Arkansas Arizona California Colorado Connecticut District of Columbia Delaware Florida Georgia Hawaii Iowa Idaho Illinois Indiana Kansas Kentucky Louisiana Massachusetts Maryland Maine Michigan Minnesota Missouri Mississippi Montana North Carolina North Dakota Nebraska New Hampshire New Jersey New Mexico Nevada New York Ohio Oklahoma Oregon Pennsylvania Peurto Rico Rhode Island South Carolina South Dakota Tennessee Texas Utah Virginia Vermont Washington Wisconsin West Virginia Wyoming

• Incomes limits have fallen in my area but haven’t done so in the past, why did this happen?
  
• Given the recession that our area has experienced in recent years, why have income limits increased?
  
• 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)?
  
• How does HUD calculate median family incomes?
  
• Why do area definitions change for MFI and income limits?
  
• What is the relationship between Fair Market Rent areas and Income Limit areas?
  
• What does the term “HMFA” mean?
  
• How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
  
• What are Multifamily Tax Subsidy Projects?
  
• How can 60 percent income limits be calculated?
  
• How are maximum rents for Low Income Housing Tax Credit projects computed from the very low income limits?
  
• What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
  
• 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)?
  
  
  

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.
back to top

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.
back to top

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.html#2011. 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.
back to top

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.html#2011.
back to top

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.
back to top

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.
back to top

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.
back to top

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

back to top

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.
back to top

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.
back to top

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 https://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.
back to top

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.
back to top

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

back to top

• 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

 

 

• 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

 

 

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

 

 

 

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.

You can also use the Dropdown below:
Select a State Alaska Alabama Arkansas Arizona California Colorado Connecticut District of Columbia Delaware Florida Georgia Hawaii Iowa Idaho Illinois Indiana Kansas Kentucky Louisiana Massachusetts Maryland Maine Michigan Minnesota Missouri Mississippi Montana North Carolina North Dakota Nebraska New Hampshire New Jersey New Mexico Nevada New York Ohio Oklahoma Oregon Pennsylvania Peurto Rico Rhode Island South Carolina South Dakota Tennessee Texas Utah Virginia Vermont Washington Wisconsin West Virginia Wyoming

• Incomes limits have fallen in my area but haven’t done so in the past, why did this happen?
  
• Given the recession that our area has experienced in recent years, why have income limits increased?
  
• 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)?
  
• How does HUD update median family incomes?
  
• Why do area definitions change for the income limits and median family income estimates?
  
• What is the relationship between Fair Market Rent areas and Income Limit areas?
  
• What does the term "HMFA" mean?
  
• How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
  
• What are Multifamily Tax Subsidy Projects?
  
• How can 60 percent income limits be calculated?
  
• How are Low Income Housing Tax Credit maximum rents computed from the very low income limits?
  
• What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
  
• 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)?
  
  
  

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.

back to top

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.

back to top

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.html#2010. 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.

back to top

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.html#2010_faq

back to top

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.html#2010

back to top

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.

back to top

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.

back to top

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.html#2010

back to top

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

back to top

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.

back to top

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 https://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.

back to top

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.

back to top

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

back to top

Effective March 19, 2009

• 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

• 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

• To view the FY2009 State 30%, Very Low (50%) and Low (80%) Income Limits, please click here.

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.

You can also use the Dropdown below:

Select a State Alaska Alabama Arkansas Arizona California Colorado Connecticut District of Columbia Delaware Florida Georgia Hawaii Iowa Idaho Illinois Indiana Kansas Kentucky Louisiana Massachusetts Maryland Maine Michigan Minnesota Missouri Mississippi Montana North Carolina North Dakota Nebraska New Hampshire New Jersey New Mexico Nevada New York Ohio Oklahoma Oregon Pennsylvania Peurto Rico Rhode Island South Carolina South Dakota Tennessee Texas Utah Virginia Vermont Washington Wisconsin West Virginia Wyoming

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.

Frequently Asked Questions

• Incomes have fallen in my area, why haven't income limits?
  
• Income Limits in my area have been the same for many years. Why is that?
  
• Incomes in my area have gone up in recent years, why hasn’t the income limit for our area gone up?
  
• 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)?
  
• How are median family incomes updated?
  
• Why do area definitions change for the income limits and median family income estimates?
  
• What is the relationship between Fair Market Rent areas and Income Limit areas?
  
• What does the term "HMFA" mean?
  
• How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
  
• What are Multifamily Tax Subsidy Projects?
  
• How can 60 percent income limits be calculated?
  
• How are Low Income Housing Tax Credit maximum rents computed from the very low income limits?
  
• What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
  
• 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)?
  
  

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.

back to top

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.

back to top

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.

back to top

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.html#2009. 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.

back to top

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.html#2009.

back to top

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/portal/datasets/il.html#2009.

back to top

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.

back to top

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.

back to top

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/portal/datasets/il.html#2009_faq.

back to top

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.

back to top

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.

back to top

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 https://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.

back to top

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.

back to top

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

back to top

The effective date is February 13, 2008.

• 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

• 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

• To view the FY2008 State 30%, Very Low (50%) and Low (80%) Income Limits, please click here.

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.

You can also use the Dropdown below:

Select a State Alaska Alabama Arkansas Arizona California Colorado Connecticut District of Columbia Delaware Florida Georgia Hawaii Iowa Idaho Illinois Indiana Kansas Kentucky Louisiana Massachusetts Maryland Maine Michigan Minnesota Missouri Mississippi Montana North Carolina North Dakota Nebraska New Hampshire New Jersey New Mexico Nevada New York Ohio Oklahoma Oregon Pennsylvania Peurto Rico Rhode Island South Carolina South Dakota Tennessee Texas Utah Virginia Vermont Washington Wisconsin West Virginia Wyoming

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.

Frequently Asked Questions

• Why is my income limit unchanged from last year?
  
• Why did some area median family income (MFI) estimates decrease in FY2008 even though the OMB definition of the area did not change?
  
• Why did the area definitions change for the income limits and median family income estimates?
  
• 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)?
  
• What does the term “HMFA” mean?
  
• How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
  
• How can 60 percent income limits be calculated?
  
• How are Low Income Housing Tax Credit maximum rents computed from the very low-income limits?
  
• 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?
  
  

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.html#2008_query.

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.html#2008. 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

• 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

• 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.

• 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.

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.

You can also use the Dropdown below:

Select a State Alaska Alabama Arkansas Arizona California Colorado Connecticut District of Columbia Delaware Florida Georgia Hawaii Iowa Idaho Illinois Indiana Kansas Kentucky Louisiana Massachusetts Maryland Maine Michigan Minnesota Missouri Mississippi Montana North Carolina North Dakota Nebraska New Hampshire New Jersey New Mexico Nevada New York Ohio Oklahoma Oregon Pennsylvania Peurto Rico Rhode Island South Carolina South Dakota Tennessee Texas Utah Virginia Vermont Washington Wisconsin West Virginia Wyoming

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.

Frequently Asked Questions

• Why is my income limit unchanged from last year?
  
• Why did some area median family income (MFI) estimates decrease in FY2007 even though the OMB definition of the area did not change?
  
• Why did the area definitions change for the income limits and median family income estimates?
  
• Why can’t I find the income limits for a particular nonmetropolitan county or a metropolitan area?
  
• 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)?
  
• What does the term “HMFA” mean?
  
• How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
  
• How can 60 percent income limits be calculated?
  
• How are Low Income Housing Tax Credit maximum rents computed from the very low-income limits?
  
• 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?
  
  

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.html#2007_query

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/portal/datasets/fmr.html#2007_query.

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/portal/datasets/fmr.html#2006_query

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/portal/datasets/fmr.html#2006. 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.html#2007. 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

Frequently Asked Questions

• Why did the area definitions change for the income limits and median family income?
  
• Why can't I find the income limits for a particular nonmetropolitan county or a metropolitan area?
  
• 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)?
  
• Why is my income limit lower or unchanged from last year?
  
• Why did some area median family income estimates decrease in FY2006 even though the OMB definition of the area did not change?
  
• Why were the Bergen-Passaic, Monmouth-Ocean, Fort Lauderdale and West Palm Beach areas treated differently?
  
• What does the term “HMFA” mean?
  
• How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
  
• How can 60 percent income limits be calculated?
  
• How are Low Income Housing Tax Credit maximum rents computed from the very low income limits?
  
• Has the rounding policy for medians and income limits changed since last year?
  

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://obamawhitehouse.archives.gov/sites/default/files/omb/assets/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.