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Just Released: FY2003 HUD Median Family Income Estimates

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While most housing professionals have heard that the FY2003 HUD Median Family Income Estimates were released this week, many are wondering why the numbers aren’t quite what they had expected.

The reason: the FY2003 Median Family Income estimates have been re-benchmarked with 2000 Census data, resulting in an unusual number of increases and decreases in the figures presented. Income Limits have been frozen at last year's levels if they would have otherwise decreased due to decreases in income estimates.

The Income estimates are calculated for metropolitan areas and non-metropolitan counties in the United States and its territories using the Fair Market Rent (FMR) area definitions used in the Section 8 program. While they are generally based on HUD estimates of Median Family Income, it is important to note that this is not always the case. The statute refers to 50 and 80 percent of area Median Family Income, but then provides modifications so that the terms often have no relationship to arithmetic values.

The FY2003 Income Limits Briefing Material explains the formulas used to calculate Income Limits and lists every metropolitan area where Income Limits are not based on Median Family Income amounts (Attachments 4 and 5).

The income estimates are used by local governments to determine applicants’ eligibility for HUD's assisted housing programs, including the Public Housing program, the Section 8 Housing Assistance Payments program, Section 202 housing for the elderly, and Section 811 housing for persons with disabilities.

If, after examining this material, you still have questions, you may wish to contact Marie Lihn at Marie_L._Lihn@hud.gov.

The FY2003 Median Family Income Estimates are available at https://www.huduser.gov/portal/datasets/il.html#2003.

The FY2003 Income Limits Briefing Material is available at https://www.huduser.gov/datasets/il/fmr03/BRIEFING-MATERIAL-2-19-03.pdf, where you’ll also find the above-referenced attachments.


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